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Conversion from outbuilding to Annexe

Discussion in 'Building Regulations and Planning Permission' started by MD SHAH, 2 Jul 2020.

  1. MD SHAH

    MD SHAH

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    Dear All, Today is my first day on this forum & amateur. So pls do not use abbreviations in reply.

    Last month I bought an end of terraced house which has an outbuilding at the end of the garden, which is 36 feet (11 meters) away from the kitchen/toilet in main building (extended kitchen/toilet from main building leads to garden then outbuilding).

    It has proper lighting, electric sockets & even virgin media internet port. I also see small water pipe protruding from corner of outbuilding, it seems water connectivity from main building is already there.

    I want to convert it into 1-bed room apartment or studio type accommodation annexe by adding toilet/Shower/small kitchen & will sleep regularly.

    I still will use main building Living Hall & bigger kitchen whenever I want.

    I’m not sure where to start in this project and what’s best option - gas or electric for kitchen & heating.

    1) Will I need planning permission?
    2) Will I need Building Control reg?
    3) If only toilet/shower without kitchen, will I still need permissions?

    4)Can I connect to main building for gas for heating & kitchen? Which one is better option b/w gas & electric?

    5) How much it may cost?
    6)How can I avoid separate council tax? If absolutely necessary I have to pay. If no kitchen, will I still pay council tax?

    6) Will I apply planning/Building control application myself or expert is better? I hv limited budget.
    6) Whats the best way for planning application if required? I’m thinking to give following reason in planning application:
    1. I Want to sleep on ground floor with all facilities beside me due to my permanent osteo-arthritis which cause mobility problem & severe pain
    2. More free space means I can easily use my 4-legged/wheeled crutches when required
    3. It will also help me to go out in garden & relax whenever I want as annexe is joined to garden
    4. I will still use main building facilities whenever I want
    Pls advise with my above queries & any suggestions u think I may need.

    Thanks.
     
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  3. sircerebus666

    sircerebus666

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    If I remember right if you plan to use an outbuilding as sleeping quarters you will need planning permission

    I would imagine they will ask questions such as why does it need to be self contained when you have access to the main house ( they will think you plan to live there and rent out the house)

    Why a lift couldn't be installed or a stair lift to make it easier for you to get upstairs

    Or why you couldn't put a bed downstairs

    Even with your medical condition they will be naturally suspicious why you want to live in a smaller area when like you say you need space to move around and they will be thinking why aren't you making changes to your main house to make it more suitable to live in
     
  4. MD SHAH

    MD SHAH

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    Just based on their suspicion will they deny permission? What’s the best way to get?

    in fact outbuilding is quite spacious and its next to garden. My health condition needs walk around time to time then sit/lie down then walk. So Annexe is best for me as it doesn’t have even one step (stair) & next to garden.

    From main building it’s not convenient to walk through corridors to reach garden with my 4 legged crutches. Bed room is at other end of the house, far from garden.
     
  5. tony1851

    tony1851

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    If you plan to use an outbuilding for any purpose which is normally done within a dwelling, you would need planning permission.
    The exceptions are for things such as keeping pets; storing large tools such as gardening equipment; changing room for a private swimming pool etc.
    The rules describe these purposes as 'incidental to the enjoyment of the dwelling'.
     
  6. sircerebus666

    sircerebus666

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    I don't know the answer to if there suspicion is raised will they deny planning permission but I suspect the answer will be no

    They will also say that your ground floor doesn't have a step

    They will also say that if your medical condition is as bad as you say why did you buy a house which is clearly unsuitable for your needs
     
  7. tony1851

    tony1851

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    @op, just noticed your last post.
    Ordinarily you might still struggle to get planning permission; councils are always alert to the fact that alterations such as you propose are frequently used to form separate, rented units which stay under the radar.
    However, before making a planning application, it might be adviseable to get Social Services involved to write out a planning statement supporting your application.
    (Don't forget that there is no application fee for work for a disabled person).
     
  8. freddiemercurystwin

    freddiemercurystwin

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    Assuming you were registered disabled and you wanted to make a planning application rather than do it on the quiet, the planning fee would be free at least. I've done applications in the past and written a robust supporting document to justify the application and included supporting letters from the applicants' GP and other healthcare professionals who are prepared to do similar (you normally have to pay a GP for this).

    Pretty sure the Building Regs fees are exempt too but been a while so they may have changed that one.
     
  9. frutbunn

    frutbunn

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    The exemption for B Reg fees is for adaptations in an existing dwelling, a change of use would not be covered, although 2 authorities I worked for were quite liberal on their interpretation of this.
     
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  11. freddiemercurystwin

    freddiemercurystwin

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    Why would it be a change of use? The outbuilding would remain subservient to the main dwelling and no doubt conditioned as such.
     
  12. frutbunn

    frutbunn

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    Its subservience has no relevance to B regs, its classed as a material change of use.
     
  13. freddiemercurystwin

    freddiemercurystwin

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    I could be wrong of course, maybe I missed the change of use bit in the legislation?

    Exemption in relation to work for disabled people

    8.—(1) A local authority may not charge any fee where they are satisfied that the whole of the work in question consists of an alteration and—

    (a)is solely for the purpose of providing means of access to enable disabled persons to get into an existing building and to any part of it, or of providing facilities designed to secure the greater health, safety, welfare or convenience of such persons; and

    (b)is to be, or has been, carried out in relation to—

    (i)an existing building to which members of the public are admitted (whether on payment or otherwise); or

    (ii)an existing dwelling which is, or is to be, occupied by a disabled person.

    (2) A local authority may not charge any fee for work which consists solely of the provision or extension of a room in a dwelling, where they are satisfied—

    (a)that the sole use of the room is or will be—

    (i)for the carrying out of medical treatment of a disabled person which cannot reasonably be carried out in any other room in the dwelling, or

    (ii)for the storage of medical equipment for the use of a disabled person, or

    (b)the work is to provide or adapt a necessary facility already existing within the dwelling which is incapable of being used, or used without assistance, by the disabled person.
     
  14. frutbunn

    frutbunn

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    Nothing there that says its exempt from fees, however in spite of this the LA's I've worked for have ignored this and not charged a fee.
    Its definitely a change of use as far as B regs is concerned. This brings in a range of requirements, fire safety, thermal insulation etc
     
  15. lostinthelight

    lostinthelight

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    It begs the question, why purchase a property which is unsuitable for ones needs.
     
  16. DevilDamo

    DevilDamo

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    Or could the OP demolish the existing outbuilding and re-build it in accordance to BR’s and claim exemption that way!?! We are only talking about saving around £500.00 so not the end of the world but every little helps.
     
  17. MD SHAH

    MD SHAH

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    Thanks all for the info. I really don’t mind if I pay fees if it’s not huge amount. I’m not registered disable but I hv all medical documents to prove that my both ankle osteoarthritis is permanent. I personally do not like to register disabled as I don’t like problem in searching job. I’m Software Engineer (currently no job since 6 months & applied universal credit) and I can do sitting job though I need to stand up time to time.

    Moreover nature of arthritic pain is unpredictable, sometimes worst & sleepless & sometimes little pain but manageable. Hard to explain but only senior consultant or those who have similar arthritis can understand. So, I’m not sure if I can be considered disabled.

    I got email from planning officer:

    “I can confirm that the installation of a toilet/shower and kitchen will require planning permission. Form attached. If it is to create a separate dwelling that will require a full planning application.”

    I’m single & planning to get married from abroad, my wife & my family needs to visit my wife & me. They need to stay for months with us. It will provide more space also if I hv Annexe. I’m thinking to provide both my family guest + my health (health texts I mentioned in first post). Pls suggest me best way.
    Thanks
     
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