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WHAT TO CONSIDER WHEN BUYING A BUILDING PLOT

May 11, 2022

WHAT ARE THE KEY FACTORS TO CONSIDER ONCE YOU HAVE IDENTIFIED A SITE?

 

In the second of our series on the subject of purchasing a building plot, we take a look at the key points to consider once a potential building plot had been identified, but before agreeing a purchase (aside from all the necessary legal checks that your solicitor will carry out for you).


This is by no means an exhaustive list, rather a good starting place for what to have in mind when reviewing a site:


1.      Does the plot already have planning permission? This will be central to the value of the land. If there is planning permission already in place, check how much time there is left on this permission. A meaningful start will usually have to have been made within three years of permission being granted. If there is less than 6 months left to run on the planning permission (without a substantial/meaningful start to works having been made) then this can affect the ability to obtain finance. Not to mention that it wouldn’t allow much time to complete a purchase and make a meaningful start. It is worth keeping in mind that just because a piece of land has been granted planning permission before, there is no automatic guarantee that if this is to lapse, the same permission would be granted again;


2.      If there is no planning permission, it is important to consider why not. Has a previous application been unsuccessful, or has no application ever been made? If you are considering a plot without planning permission, is it possible to make the purchase conditional on obtaining the required planning permission? Your solicitor will be able to advise on this to make sure that you are fully protected in this situation;


3.      Beware land banking (buying land without planning permission, on the assumption that one day you will be able to get planning permission). However attractive (cheap) this may seem, be sure to get expert advice on viability first. Remember that if it is a large organisation selling, consider that they would ordinarily rather build themselves, than sell. 


4.      Make sure you get a measured land survey of the plot. This will check the topography of the land, the exact boundaries of the site on the ground, and check any rights of way, flood risks or overhead power lines, all of which can affect what you are able to do with the land;


5.      What is access to the site like? This will be crucial for the end user and also during the construction process. Your solicitor will clarify what the ownership specifies but you should also check what this looks like on the ground. A ransom strip owned by a third party can end up being very expensive;


6.      Is the plot already connected to services? If not, costs to connect will depend on proximity to mains/the highway. It is important to get quotes for connection in advance of a purchase as there is the potential for these to be sky high;


7.      What are the ground conditions/sub soil like at the site? This will affect the type of foundations (and development costs) as well as disposal of surface water and sewage. Having a report prepared by an expert early on is highly recommended; and last but not least


8.      Trees. Are there trees on the site, are any of these protected by TPO’s? If there are big trees consider that in the warmer summer months the root systems have the potential to dry out the ground and can cause structural damage to foundations. Equally check whether there appears to have been trees recently removed from the site. This can affect ground stability.


 Sometimes it can seem like finding a good building plot is like searching for hen’s teeth, but try not to be put off. Good building plots exist, and are worth the wait when they do turn up. Happy hunting!


If you would like to discuss any of the above in more detail then do please get in touch info@esdon-architecture.com or 01722 415005.

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LIVING THROUGH YOUR RENOVATION

By Katy Esdon • 04 Aug, 2020
We bought our house in Salisbury in July 2015, about three months after we found out we were expecting our eldest son. The house was derelict, and although we are in the industry, actually living on a building site certainly came as a surprise. It has however put us in a great position to dish out advice on the subject. Here are a few of our top tips to living through your renovation: 1. Move out if you can. Not necessarily for the entirety of the build, but definitely for the most disruptive bits. Better still, go on holiday for a few weeks. Sound a bit defeatist? Maybe, but it is the easiest option by far. This is particularly key if your project will mean that you lose the use of your kitchen or bathroom for any time. Our own renovation has been done in stages, some of the time was have lived there, and some of the time we have lived elsewhere, and living away helps keep those stress levels down. Keep visiting site to check on progress of course, but live away if you can; 2. If living away isn’t an option, think about how you are going to cook, wash clothes and clean yourselves. In the depths of winter we had no back wall in our bathroom (or kitchen for that matter, see images below) which made for hideously chilly, and not very private toilet trips. Is it possible to relocate your kitchen or bathroom during the building work? We were able to temporarily relocate our old kitchen to the dining room, at minimal cost, whilst the kitchen was out of action. No such luck with the bathroom, but having a working kitchen at least made the house liveable; 3. Don’t try to do too much yourselves. We took out our own central heating system and re-ran the new pipes (closely supervised) in the interest of saving a few pounds. It was fun, but it took us a long time and without doubt slowed down the whole process. It would have been quicker to pay someone else to do it. Think of this piece of advice especially when it comes to decorating, doing your own painting may seem like an easy, cost efficient thing to do, but the finish you’ll get from a professional job will be worth its weight in gold; 4. In the same sentence, don’t have anything painted until all the building work is finished. Brick and plaster dust get everywhere! The temptation to paint any room as soon as it’s finished is strong, but try your hardest to resist. There is nothing worse than beautifully decorating your front room, only to have brick dust to ruin the whole thing. It will double the job as you’ll have to do it all again. The same also applies to laying new carpets. Trust us, here speaks the voice of experience. Finally (and perhaps most obviously); 5. Don’t bring home your brand new puppy at the same time you embark on a huge extension!! You would think this is a given, but some people (I’m looking only at ourselves on this one) need telling. House training a puppy whilst trying to keep her off of a building site is not easy. Stay away….

HOW TO CHOOSE YOUR ARCHITECT

By Katy Esdon • 01 Jul, 2020
I THINK I NEED AN ARCHITECT. WHERE DO I START? Appointing an Architect isn’t an every day occurrence for most people, and it can feel like a bit of mystery as to how to even go about it. Do I go directly to an Architect? Should I approach a builder first? Here are a few of our most commonly asked questions that might help you get started; FIRST OFF, DO I REALLY NEED AN ARCHITECT? Unless your project is very straightforward, it will usually benefit from employing an Architect. Many Architects, ourselves included, offer free initial consultations to run through the services available and this will give you an idea as to what you will require. We offer a full service for projects with a starting budget of around £50,000. You can either approach an Architect directly, or go through a builder. Either route is fine. If you have approached a builder before contacting an Architect then they will be able to give you an idea as to whether you will need an Architect, and may even recommend someone that they have worked with before. WHAT SERVICES IS AN ARCHITECT GOING TO PROVIDE ME WITH? The answer to this question may vary between practices, but will largely follow this format; initial consultation and briefing, design development, planning (if required), detailed design and tender, construction and finally handover. Check out our other Blog posts to see how we work. I THINK I NEED PLANNING PERMISSION. HOW DO I FIND OUT? You will be able to check on the website www.planningportal.co.uk and your Architect will also be able to give you more information. RIGHT, I DO NEED AN ARCHITECT. NOW HOW DO I CHOOSE ONE ARCHITECT? As with so many things in life, a recommendation is worth its weight in gold and asking around friends is usually a great place to start. Couple this with carrying out your own research. Check out Architects websites that interest you and see which have experience similar to what you are looking for. You should also be able to find reviews online to get an idea of past client’s experiences. It is a rigorous process training to become an Architect, and all Architects must be registered with the ARB (Architects Registration Board). RIBA Chartered Practices must meet strict eligibility criteria, are committed to design excellence and customer service. Keep an eye out for these during your search. Once you have made a shortlist of Architects you would like to speak to, do just that, and get in touch. It is important that you have faith in the Architect that you appoint, their design and creative skills, and their ability to see the project through. Ask to see their portfolio of previous projects. It is important that you have a good working relationship with your Architect, and the success of your project will depend on it. HOW MUCH IS IT GOING TO COST ME? Architects fees vary depending on the type of project you are carrying out, the location, and the level of service required from them. Fees are commonly calculated either based on a percentage of a total build cost, as a fixed amount, or based on a time charge. Make sure that the scope of work and cost of Architectural services are agreed in writing before your project commences. If there is anything else you'd like to know, then just give us a call.
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