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Workshop Building Advice
JSG89 - 18/8/16 at 12:03 PM

Hi All,

Something non car related sort of…

I have finally been able to convince my better half that a house move to somewhere with more space would be a great idea!

This is for two big reasons really.

Firstly for more space for our current fleet of vehicles (2 vans, 2 motorbikes, 1 car and 1 kit car in progress).

Secondly and more importantly to build a workshop for my carpentry work. I’m a self employed carpenter who specialises in bespoke projects, I have previously been renting space when needed but in the long term it would be more cost effective to have my own space.

This is where you guys come in! My questions which hopefully I will get more information than searching the internet which has not been helpful so far…

We are looking at houses out in the sticks with land to build on.

My requirements would be to have something over 2.5 metres high due to the nature of the projects I might be involved with. This would mean I might need planning permission?

Would I also need any planning permissions or something if I intend to use the workshop for business use?

My idea for a building would be something along these lines http://www.steelbuildinguk.com/content/steel-buildings-uk-online-store/1

Any advice would be really helpful.

nick205 - 18/8/16 at 12:34 PM

From experience most properties have "Permitted" rights allowing you to build certain things without planning permission. However in some cases the original developers have given these rights up when obtaining permission to develop the land. Giving up these rights means you need planning permission to build. We were subject to this limitation when building a conservatory. Planning permission may also be necessary when using the building for "work" purposes.

Madinventions - 18/8/16 at 01:06 PM

Don't forget theat if you go over 15m2 footprint you'll need to think about complying with building regs. Plenty of info on this website and the miniguide breaks it all down quite well.

https://www.planningportal.co.uk/info/200130/common_projects/43/outb uildings

HTH
Ed.

JSG89 - 18/8/16 at 01:26 PM

Hi Ed,

Now if I was to go bigger than 15m2 and then have to involve building regulations, what does this process involve?

Is it a massive headache or just paperwork and box ticking?

I had a good look around the planning portal website and found this https://www.planningportal.co.uk/info/200130/common_projects/55/warehouses_and_industrial_buildings

Still none the wiser...

Thanks again

Jeano - 18/8/16 at 01:29 PM

Building regulations is separate to planning. Your architect will ensure you comply and an inspector will come out and visit the builders works at carious pre agreed stages. There are some fees involved but nothing massive.

Any builder you get in should be used to dealing with these guys.

Rod Ends - 18/8/16 at 01:57 PM

Your neighbours might not appreciate you running a carpentry business from home.

JSG89 - 18/8/16 at 02:06 PM

Rod Ends thank you for your help on planning...

Jeano, Perfect! I thought it wouldn't be too much of a problem but wanted to hear it from someone else.

Now just to find a house with enough land away from neighbours...

Thanks for everyones help!

[Edited on 18/8/16 by JSG89]

Rod Ends - 18/8/16 at 02:14 PM

There are laws regarding running a business from a domestic property - "Planning Laws".

Maybe you don't think they'll apply to you.

JSG89 - 18/8/16 at 02:27 PM

Hi Rod Ends,

I was unsure on the laws regarding running a business from a domestic property also.

Please feel free to advice me if you have any knowledge in this matter, as I am well aware laws apply to me...

kind regards.

David Jenkins - 18/8/16 at 02:33 PM

Why not ask your questions at your local planning office? I found them to be very approachable and helpful when I needed to clarify something (it was regarding the addition of a chimney to my house). They probably won't give you legally-binding advice until they know the exact circumstances, but I'm sure that they'd give basic guidance to avoid conflict later on.

Irony - 18/8/16 at 06:06 PM

There are more than likely regulations in the deeds of most properties as well. I live in a sixties bungalow and there are all sorts of regs in the deeds. No poultry, no pigs and no steam engines, or steam driven devices to name a few.

twybrow - 18/8/16 at 06:54 PM

quote:
Originally posted by JSG89
Hi Rod Ends,

I was unsure on the laws regarding running a business from a domestic property also.

Please feel free to advice me if you have any knowledge in this matter, as I am well aware laws apply to me...

kind regards.


You will need to apply for planning permission for dual usage. I would think that coukd be done in the same application as the main workshop planning application (assuming it is outside of permitted development, which i thought was for domestic use only).

Sam_68 - 18/8/16 at 07:10 PM

quote:
Originally posted by twybrow
You will need to apply for planning permission for dual usage. I would think that could be done in the same application as the main workshop planning application (assuming it is outside of permitted development, which i thought was for domestic use only).


Correct in all cases (business and agricultural uses do actually have their own Permitted Development rules, but as you'll be imposing a new business use on an existing residential land use, they wont apply).

As somewhat similar example, I'm actually in the process of submitting an application for a canine hydrotherapy centre (a doggy swimming pool, basically) as a business use in the garden of a rurally located dwelling, just at the moment.

Don't be too afraid of the process - current Planning policy is in favour of 'sustainable working' from home and 'rural diversification', so they shouldn't resist you unless they think that your business would cause nuisance to nearby dwellings.

But on the other hand, if the business use is a deal-breaker on buying the property, put an offer in 'subject to Planning', just to be on the safe side. Planning takes about 8 weeks to process, so you'll need to deal with it pretty smartly to avoid delaying the house purchase too much, though.

U2U me if you find somewhere and need an application banging in quick - I cover your end of the country, and we have a very good Planning specialist in our employ (from not too far from you, as it happens - she is based in South Devon).

Sam_68 - 18/8/16 at 07:37 PM

quote:
Originally posted by Irony
There are more than likely regulations in the deeds of most properties as well. I live in a sixties bungalow and there are all sorts of regs in the deeds. No poultry, no pigs and no steam engines, or steam driven devices to name a few.


To a greater or lesser extent, you can often ignore these sorts of restrictive covenants, though.

They have got to be in 'favour' of someone (so you can't randomly be sued for breach by a neighbour or local authority; it has to be the person who originally imposed the covenant, or their successors in title), and you can get indemnity insurance to cover you in the unlikely event of this ever happening.

They are frequently imposed by developers as a means of keeping their development 'presentable' for the duration of their marketing. A common one is no caravans or commercial vehicles to be parked at the premises, because housing estate look a mess when every other house as a caravan or a Transit parked outside; ditto 'no estate agent's sign boards'. But they usually lose interest in enforcing them completely, the day they have sold the last house.

You can also get them discharged or modified by the Lands Tribunal if you think they have become obsolete.

nick205 - 19/8/16 at 07:45 AM

quote:
Originally posted by Irony
There are more than likely regulations in the deeds of most properties as well. I live in a sixties bungalow and there are all sorts of regs in the deeds. No poultry, no pigs and no steam engines, or steam driven devices to name a few.



Agreed - many properties have specific rules applying to them, which are worth knowing and understanding. As an example, many properties have rules preventing you from keeping a caravan (or boat) onsite. I presume for inhabitants and the eyesore factor.

Sam_68 - 19/8/16 at 09:51 AM

quote:
Originally posted by nick205
...many properties have rules preventing you from keeping a caravan (or boat) onsite. I presume for inhabitants and the eyesore factor.


Yes, as above, it's for the eyesore factor while the development is initially being marketed.

Clearly, the majority of developers (who are the ones that impose the covenant, it is in favour of, and are the only people who can bring action to enforce it) will have no interest whatsoever in spending their money to bring a legal action, ten years after they have finished the development and moved on.

JSG89 - 19/8/16 at 01:55 PM

Thanks for all the help.

Things are moving quite quickly here now!

Just had our house valued yesterday, which was a pleasant surprise! It seems all our hard work has paid off, well maybe...

We are now off this weekend to look at three houses.

Sam_68 - Thank you for all your advice. I will give you a shout as soon as we find somewhere. Thank you for your kind offer.

I do love this forum! :-)

nick205 - 26/8/16 at 07:57 AM

Any progress with you viewings?

I'm quite interested to see how you get on (and wish you well doing so).

JSG89 - 27/8/16 at 03:20 PM

Well what a week!

Last Saturday we went on a grand tour around to see 8 different houses. We were out the house about 10 hours!

What an experience what was. Really interesting to see what you did or didn't get for our budget.

Since then we have had our house valued and put onto the market. If anyone is interested

http://www.rightmove.co.uk/property-for-sale/property-43980183.html

During the last week we have had meetings with the mortgage people to confirm what we are able to expand to.

I am giving our local planning department a call next week in regards to guidance on building a workshop and using for commercial. I was hoping to give them a call this week, but I'm not sure where all the time has gone!

As this is our first move to our second home, it all feels quite stressful due to needing to have an offer on ours before really looking for our next house. Fingers crossed our will sell soon.

I will feedback the advice form the planning department as it might be helpful to others.

Kind regards.