Build an extension on a London semi then occupy it & rent the semi? Economics?

[axist]

Hi, I own a London 4 room semi. that I hear could generate £400pw rent. I was building a side conservatory with plastic roof (cost £250). With the new relaxed planning I discovered that I could build up to 50% of my large garden rather than 15% of the house footprint as the council had told me years ago! I am concerned about the inhabitable aspect of con's. with temp. fluctuations & I prefer something larger. I would hope to get involved in construction to reduce the £1kpmetre yardstick, or build myself or contract a builder if plausible. Seems that a single storey extension would soon pay for itself in this instance though I am not sure if I can make a separate dwelling and the landlord aspect regarding taxes and liabilities. Any thoughts and info appreciated. thanks

[sandyRoe]

This extension would need a bathroom, kitchen, and at least one bedroom to be habitable. The planning authorities might say you were planning a small house rather than a conservatory.

[woofgang]

Would you still generate £400 pw with the landlord living in an extension though?

[axist]

Thanks but I was building the con. as the only alternative possible because I had been told I could only build something that size wise was so small that it was pointless. I am considering stopping the con. build as stated. Whilst investigating the new no planning required option now, I realised I was only limited by the garden size which is large. Okay, building reg's. & 'signing off ' are another issue. Plenty of room for large room and bedroom, shower & kitchen as iI can now build 6m out from the rear elevation.

[jno]

I think you need specific planning permission for granny flats, but others may be able to give better advice than me

[jackthehat]

These proposed relaxations are currently 'under discussion', they have yet to be implemented.

It is unlikely that you would be able to build a new dwelling by this method. The Planners will be wise to people trying to circumnavigate present Planning Laws.

[axist]

I am ready for the first course of bricks for the con, but have put it off for 2 weeks being undecided about the extension alternative, whether a separate dwelling or a larger more habitable option than a con. I don't relish using an expensive architect if avoidable.

[The Builder]

Have you considered what you can build under the present "Permitted Development" rules, axist?
Also, it's often a mistake to rely on PD only when you might be pleasantly surprised by what the Planners may agree to with a formal application.

[axist]

"It is unlikely that you would be able to build a new dwelling by this method. The Planners will be wise to people trying to circumnavigate present Planning Laws."
My question is.......... what Planning Laws would I be circumventing?
I thought no planning application would be required if within allowances.
I thought loads of people had already begun or completed extensions!
Did these people and the news media jump the gun?
Wasn't the motivation to provide more living space, and any dedication of use at a later date for profit nothing to do with planning? My son would hopefully be resident in the house, or possibly the extension.

[The Builder]

Have a read here, axist............... click on Interactive Semi

http://www.planningportal.gov.uk/permission/

[jackthehat]

In order to prevent people creating 'separate' dwellings within the curtilage of an existing property at will, all such new dwellings (however constituted) require Planning Permission.

The PD limits on extensions are usually well below the minimum space required to create such a dwelling.

You are not contemplating a simple extension, you are hoping to create a separate dwelling......for financial gain.

[Flyhalf]

I'd check with the planning dept for your particular borough before contemplating anything.

[axist]

Thanks Builder. If my notions stated above are wrong, then I guess I must consult the Planning Portal regarding this subject, submit plans and pay my fee if needs be.

[axist]

Thanks Jack. Actually, I am contemplating anything larger and better than the conservatory and my son has to leave his rented accommodation soon as the landlord is selling it. Various future scenarios could could evolve including renting to pay for the costs. Because we have become over populated without any consideration for people.s housing needs we are driven to seek alternatives to buying separate abodes. I thought as the authorities are culpable for this farce they were for once attempting to alleviate the problem.

[The Builder]

Just one thing, axist .... the Planning people are certainly not against "granny annexes". Well worth a consultation
Good luck

[axist]

I would be that 'granny' do they demand gender testing?

[axist]

Thanks Builder. for the link. I had checked out the conservatory at the PP & the extension previously at some point. 30sqm is enough though it's a pity that I can't follow the line of the garden wall which angles away from the house at about 5deg. because I would extend over 50% of the house width. I see no contradiction of PP there. So, does this entitle me to just begin after informing building reg's.? I had hoped to use the con. windows but they are not going to be acceptable for BRs. Chrs

[bushbaby_de]

Axist, you need to be aware that permitted development for planning purposes and exemptions from building regulations are not the same thing. Also permitted development rights for extensions are only where the extension would be used as part of the main dwelling. A separate wing/annexe/flat etc always needs planning permission regardless of the size because it is an additional dwelling. As you seem to be new to this I would highly recommend engaging a planning consultant or at the very least seeking advice from your local planning department.