how hard is it to self-build?

[bazaarboy]

I think many people have dreamt of a self-build home, not necessarily a DIY job like some lunatics on Grand Designs, but say using a proper architect, a project manager, individual parts of the build contracted out etc.

I've always liked the idea and I'm lucky enough to be able to do it.
The question is, should I do it?
I worry that there's too many unknowns and it may become a very costly experiment.

There's a property (dilapidated little bungalow) on a large piece of land about 1 acre that is available. The price and location are good.

My only past experience with construction is our conservatory, which required planning permission - and that went swimmingly.
This of course is very different.
Of course I need to start researching but I would really appreciate any insights on the following:

1. Planning permission. How difficult is it to obtain PP for a house that is say 50% larger than the existing building. And what factors affect the granting of PP?

2. Since the plot is huge, what are my chances of being able to split the plot and build a secondary dwelling that I can use to sell and cover some costs?

3. Architect and Project manager - how much do they cost?

4. Contractors - eg brick layers, plumbers, electricians, etc is there a reliable way to find trustworthy people, eg a website with ratings??

5. Budget and mortgage. In Grand Designs everyone seems to go massively over budget - how do you avoid it, and how can a Bank help with cash advances / mortgage especially at the beginning?

I know these are very noob-style questions, but I'm getting my bearings here!
thnx

 

[bazaarboy]

If you do it step by step it shouldn't be that hard. Just ensure you have lots of time, money and will power to complete it.

I have lots of time, though I'm not very hands-on personally, I'd rather get a professional in to sort a problem out

 

[bazaarboy]

That could be costly, there was a member on here called EVH that did it.

http://forums.overclockers.co.uk/showthread.php?t=18176439

Take a peek.

I remember that chap, I will take a close look that the thread - thanks

 

[bazaarboy]

I was just going through some materials from the vendor and there's an email from the local Planning Office that states the following:
The replacement of existing dwellings in the countryside will only be permitted where:
a. The scale of the replacement is not disproportionate to the original dwelling and
b. Evidence is provided that the use of the dwelling has not been abandoned. and
c. The replacement dwelling is located within the existing curtilage. unless n can be demonstrated that an alternate location would be visually less prominent: and d The size and design of the replacement is appropriate to the landscape character of the location. and
e. There is no increase in the number of units

... and it concludes:

"replacement mil only be acceptable where the application is accompanied by a Design and Access Statement which includes a structural survey that demonstrates that the demolition is necessary and that there is no alternative and viable solution "


this sort of means that:
any new build should be the same size, over the existing footprint, and only if the existing building is absolutely un-salvageable?

 

[bazaarboy]

Possibly go in with a pre application inquiry for feedback from planning department

thanks - v useful

If the plot is outside an existing village/town boundary then getting permission for a second property will be extremely difficult.

Planning laws are a mystery to me. Obviously we don't want to see a complete lack of regulation, and end up with a cacophony of ugly buildings ruining the countryside - isn't there a shortage of housing in the UK? I thought councils were asked to be more permissive when considering new build applications?

 

[bazaarboy]

permitted development is up to 30sq m, but thats not the issue here. The OP wants to demolish the house and start again. If he gets permission for a new enlarged house then depending on the planning conditions (he might have permitted development rights removed) he can still have a 'first extension' up to the 30sq m.

EDIT

I can only think of Steading conversions, where you're allowed up to 50% of the footprint in extensions, although saying that I'm sure the regulations changed so i could be talking rubbish on that front! Can you link in to the property / planning website in your area so we have a better idea or if you're not comfortable with that perhaps an email in trust.

What I should also mention is that 30 years ago PP was granted for a considerable extension - but the work was never carried out and the PP expired...

 

[bazaarboy]

Read through most of that stuff now. Nice site it has to be said. The last part which refers to Policy DC17 is probably the important one. That relies on the importance of your architects ability to argue for a new house and whether or not the structure 'needs' to be replaced. Since there was only the one photo of the building i cant say if there will be any issues (looked ok from the front)

Speaking to a local architect will be the way forward. They will be able to advise you whether your chances are good for a replacement. They may know of other sites where this type of application has been successful or not.

Also worth a note is that there's a guy on here called Borich_planner who is a planning bloke so might be worth popping him a message in trust for his thoughts.

Many thanks once again, will consider that and get a consultation with an architect