Turning an outbuilding into an annexe/holiday let

californiagirl

My husband and I are considering buying a property with a coach house in the garden that is currently classed as an outbuilding. We would like to turn this coach house into either a holiday let or residential use for either my recently-divorced brother or my parents. Can anyone advise on how we would go about this? Would we apply to the council for a change of use to an annexe and/or holiday let? Is this a simple procedure or does it have to go through public consultation and turn into a palaver? Would they be likely to grant permission for an annexe if it were for my middle-aged brother and not elderly relatives?

It needs total renovation and the addition of two dormer windows to the upstairs - would we need planning permission to add the dormers to it if it is currently classed as an existing outbuilding?

I'm guessing we would not officially be allowed to renovate/add kitchen or bathroom to the outbuilding without some kind of permission?

We have no intention of turning it into a separate residential house to eventually sell off or rent to someone we don't know. It would just be either as a holiday let (Airbnb style) or rent to a family member.

I should add that the property is in a Conservation Area (it is a pretty Victorian detached house, but not listed), which I know can complicate things. The coach house is at the back of the rear garden and its roof can just about be seen from the street.

Thanks all.

lincroft1710

It would need planning permission for change of use and any alterations plus of course building regulation approval. As it's in a Conservation Area you will need permission to make any changes to a building in such an area.

loveka

We have looked into this. It can come under permitted development if it is for your own family use. You need change of use for a holiday let though.

We approached the council and asked them about the steps we needed to take. We also spoke to an architect who talked us through everything.

There is a book called 'From Shed to Chic' which I found useful. It's on Amazon.

californiagirl

Thanks @loveka. I've just found the permitted development rights document and it says

CLASS E: A purpose incidental to a house would not, however, cover normal residential uses, such as separate self-contained accommodation nor the use of an outbuilding for primary living accommodation such as a bedroom, bathroom, or kitchen



so I'm guessing we wouldn't be able to do it then? Also, as it's a C.A. I'm not sure we have permitted development rights?

Jenniefour

loveka wrote: »

It can come under permitted development if it is for your own family use.

Unless it's in a conservation area - in which case you need to apply for planning permission, which may be declined or approved.

OP - may be worth making some enquiries now before you commit to the purchase, and doing a bit of research on the possible conditions that are often attached to successful applications specifically concerning annexes.

Here's a link to information.

https://www.reallymoving.com/conveyancing/guides/buying-in-a-conservation-area

AlexMac

In our Conservation Area in London the Planners are fairly relaxed, and have granted two such recent permissions on garages or outbuildings. But both were for use incidental to the main house; guest or granny annexes.

So I'd have a quick chat with the duty Planner in your Council, and, of they refuse to give procedural or pre-planning advice without detail (and a fee?) Ask em for a contact with a planning consultant or architect who knows their protocols.

Jenniefour

Some are fairy relaxed, and it can depend on exactly what it is the Conservation has been set up to preserve. A friend lives in a conservation area and they were refused any kind of loft conversion and a smallish kitchen extension.

phoebe1989seb

In our Conservation Area planners have also allowed an annex to be created - for family member use only - in similar circumstances. When the owners later applied for permission to let the annex out this was refused, as was a later appeal. So that's worth thinking about should your plans change further down the line and you later wish to rent the annex.

The property in question sits within the CA, but is a newer build and unlike our much older house, doesn't have an Article 4 direction.

It might be worth checking if the property you are interested in has an Article 4 as well as being in the Conservation Area, OP, as that might also have a bearing.......

californiagirl

Thanks, everyone. I'm going to give the council a call and see what they say. Probably nothing unless I pay a hefty fee!