Looking for Advice - Possible Byre Conversion

[Roger H]

On the photo, is that course of stone at the bottom likely to be part of the foundation do you think? I have a project and I am attempting to lower the external levels (skin of tarmac) around a half-cellar and I have hit something very similar just a couple of inches down. Higher than the internal floor though. Sandra has gone self-employed I think.

Roger.

 

[bazza1603]

Hi,

I think the layer of stone around is the outside is just a path.

The corner (Top picture left) got ripped up by a passing tractor and was filled in by cement.

Regards

Barry

 

[Nemesis]

Sad about Sandra - she was very good, pity about the rest of the local authority. (Self-employed CO?? Hmmm.!!)

 

[biffvernon]

(Self-employed CO?? Hmmm.!!)

It's called being a consultant. More money, less hassle, choose your own duvet days.

 

[bazza1603]

Hi,

Could anyone give a rough guess of how much it should cost to get to a yes or no answer about planning permission if we have to go for full consent.

I am looking for all costs including an architect. I have found a few architects to draw up plans, but they will only give a price after viewing the property. We are still not 100 percent sure yet about this happening, so we want to get everything straight before moving forward.

Regards

Barry

 

[GK]

If the answer is no, you can get it for free from the planning department of your LA. Policy may prevent it or under conditions so onerous you might not want to proceed. You don't need an architect for this.

Hasn't this already been said?

The LA cost of an application is a small fraction of the actual cost of the design work. An architect isn't necessarily the person to ask about policy and may be quite content to charge you for design work which will never be approved.

But if you've already got a nod from your planning authority, a maybe, possibly, subject to your proposed scheme, then you've got to be budgeting a four figure sum to get some drawings ready for a detailed application submission. What digit is in front of the three zeroes ... well that does depend upon the complexity of the design, which is why it's necessary to see the building.

 

[NT]

I take it youre the byre rather than the cellar?

NT

 

[Roger H]

Hi Bazza.

My plan drawers (building surveyors but not actual architects) came in at 3Kish inc vat. That included measured survey, quite good drawings (existing & proposed), advice on building regs that I wouldn't have known without a lot of digging (fire regs/thermal regs/stair design/mimimum dimensions for various things, turning circles for cars). Also cost of building regs (circa £700) and Planning fee (£260 I think for change of use). Also disbursements such as numerous drawings, including those for building control. They came out a fair bit on site and have given quite a lot of good advice. Lacking was detailed structural engineering input (Planners wanted a structural engineers report=£500, which stated some fairly obvious things) and calcs for structural alterations such as a new floor. These fees would obviously depend on how many new openings or floors you were putting in.

All in all I thought I got my moneys worth, especially given the difficulty I would have had in preparing measured drawings on a property that I hadn't yet bought, so had no easy access to (was in contract to buy subject to getting resi consent).

The sum seems a reasonable figure given that I have since hefted out equal ammounts to Tynedale for 'Sports & Play Provision' as a compulsorary donation, and quotes I have had for other works that seem to my untrained eye a bit less skilled.

As stated by others, getting a written indication from the Policy Section at Tynedale that a residential conversion is at least a possibility is the first, and free, starting point. At work I see some pretty basic drawings coming through for change of use, but I think that a decent set might help make the case that you are serious. You could have a look at a few approved barn conversions at the Council Offices (where the drawings are lodged) to see what others are typically submitting.

Best wishes,

Roger

 

[Nemesis]

I'd always use an architect with conservation expertise. Well worth any extra that may cost, in my experience.

 

[Roger H]

Agreed.

I forgot that in the early days I had to resist their recommendations to remove all existing joists, floor boards, and roof timbers. I am still working on a solution to addressing the slight damp in the half basement. Opening the window has worked wonders though.

Roger.