I have read quite a few threads here on LBC but am still not clear on where I stand.
I purchased a (semi-derelict) grade 2 which came with both planning and LBC permissions for a new large extension plus renovation to the main house. I have a few queries having waded through 100+ documents provided and on the planning portal. Obviously I will speak to the CO etc but wanted to get a 'lay of the land' from you good folks..
1. Both planning and LBC applications cover the extension and the original house and there are inconsistencies when it comes to the house. The LBC's are all based on the house in its current state whereas the planning has been approved to include some changes to the house such as a new doorway between 2 rooms and an onsite to the main bedroom. These are non-existent in the LBC drawings detailing how all the repairs etc should be done internally and externally room by room. It looks like the main agent had the planning guys working in parallel with the period architect so he did his work on the property as-is. I am assuming that I will have to submit new LBC for both bits with all the usual reqts?
2. Both applications had a condition of 'start with 3 years' which has expired but the seller did lay the foundation for the new extension and get a lawful development certificate so I assume I am ok to start work on the house whenever I want as both applications and approval documents are under the heading 'new extension and renovations' - which has technically started?
3. I have a lot to do and the existing LBC's cover a small percent of whats needed so I am better to go for a single LBC to include everything I want - from rebuilding bathroom and adding an ensuite to getting a heat pump, underfloor heating, wall, loft, floor insulation, secondary glazing, etc or should I do it one area at a time - unless the areas are connected? Its likely to be a 3 year project so I am happy to go slow - in line with finance.
4. I am guessing just getting LBC's via a 'specialist period architect' will be an expensive process given the amount of details I have seen in the LBC's I already have. Any suggestions on doing it in a cost effective manner? I am pretty technical and very familiar with all aspects of renovations so did a search and looked at lots of LBC's in the areas I am interested in eg (loft/rafter insulation, replacing broken roof tiles etc and reckon I could do the LBC's myself. Obviously for some areas I will be out of my depth so will use a specialist.
The specialist architect who did all the LBCs has agreed to an initial meeting to discuss the project so hopefully I will get some answers to the above questions and some cost estimates to help me figure out how to bridge from all teh permissions I have to where I need to get to.
Not entirely unexpected but looks like I will be shelling out a load of £'s on LBC's well before I actually do any work.
I purchased a (semi-derelict) grade 2 which came with both planning and LBC permissions for a new large extension plus renovation to the main house. I have a few queries having waded through 100+ documents provided and on the planning portal. Obviously I will speak to the CO etc but wanted to get a 'lay of the land' from you good folks..
1. Both planning and LBC applications cover the extension and the original house and there are inconsistencies when it comes to the house. The LBC's are all based on the house in its current state whereas the planning has been approved to include some changes to the house such as a new doorway between 2 rooms and an onsite to the main bedroom. These are non-existent in the LBC drawings detailing how all the repairs etc should be done internally and externally room by room. It looks like the main agent had the planning guys working in parallel with the period architect so he did his work on the property as-is. I am assuming that I will have to submit new LBC for both bits with all the usual reqts?
2. Both applications had a condition of 'start with 3 years' which has expired but the seller did lay the foundation for the new extension and get a lawful development certificate so I assume I am ok to start work on the house whenever I want as both applications and approval documents are under the heading 'new extension and renovations' - which has technically started?
3. I have a lot to do and the existing LBC's cover a small percent of whats needed so I am better to go for a single LBC to include everything I want - from rebuilding bathroom and adding an ensuite to getting a heat pump, underfloor heating, wall, loft, floor insulation, secondary glazing, etc or should I do it one area at a time - unless the areas are connected? Its likely to be a 3 year project so I am happy to go slow - in line with finance.
4. I am guessing just getting LBC's via a 'specialist period architect' will be an expensive process given the amount of details I have seen in the LBC's I already have. Any suggestions on doing it in a cost effective manner? I am pretty technical and very familiar with all aspects of renovations so did a search and looked at lots of LBC's in the areas I am interested in eg (loft/rafter insulation, replacing broken roof tiles etc and reckon I could do the LBC's myself. Obviously for some areas I will be out of my depth so will use a specialist.
The specialist architect who did all the LBCs has agreed to an initial meeting to discuss the project so hopefully I will get some answers to the above questions and some cost estimates to help me figure out how to bridge from all teh permissions I have to where I need to get to.
Not entirely unexpected but looks like I will be shelling out a load of £'s on LBC's well before I actually do any work.