DIY/ / Self build dog grooming building vs prefab

MrBrindle

Hi, my partner is currently doing a dog grooming course, which is something that's been in the pipeline since having our second daughter. We're not sure yet if she'll go down the employment role (if any jobs going) or set up herself.

Setting up herself will obviously cost quite a bit - £10K+. We've seen quite a few people online working from home in like outbuildings/sheds/garages etc. The space we have for a dedicated building is like 8ftx10ft.

A few options are:

- Buy a prefab grooming pod. There's a company that specialises in creating these, and the spec looks good - wetroom style interior, electrics, plumbing etc. A 8x10ft ready made grooming pod (bath, table, electrics etc) is £10k+VAT. A shell alone without the equipment is £6,500k+VAT.

- Buy a shed, insulate, and upvc line inside. Not sure on cost, but a decent shed alone would cost £1000-£1,500 + plus materials for interior and the grooming equipment.

- We half converted our integral garage 3 years ago, and I suppose we could convert the other half which is 8ft x 8ft. Will need a window and door fitted instead of current garage door, plus some plumbing, wiring and flooring. We'd also need a drainage channel fitted to front of the garage as water tends to pool there - we've had a quote of £500 to do this in the past. The only issue with this idea is say we decide to move in the future, it's a bit of a wasted investment, whereas the pods can be moved - albeit by a big crane! (not cheap I imagine)

So, I guess my questions are, has anybody done something similar at home?

And also, has anyone got examples of prices for transporting something like a grooming pod that they've paid for?

Doozergirl

Converting the garage sounds like an idea as it will add a bit of value to the house so you're not losing. 

A cheap shed is only really going to deteriorate and it's important to maintain airflow around insulation etc so that it doesn't rot.  If you're DIYing, I'd be more inclined to build the structure and clad it than try to build the insulation within a shell, iyswim. 

What's the insulation like on this prefab pod?  It sounds cheaper than I'd expect.  

daivid

We know nothing of the layout of your property but going on typical layouts the garage will be in the best location for arriving clients, and also in an easier location to tap into utilities (don't forget wifi for card payments and amnaging online books). As for wasted money I think it will be the least, whilst a buyer may not want a dog salon they may appreciate having a room ready to be a (e.g.s) utility or wet room for a granny annex.

MrBrindle

Thanks for the replies both.
I agree @Doozergirl that a shed isn't going to a great long term option. We're in an exposed situation anyway and a shed will get battered by the elements.

The prefabs are made using 'VSIP' panels, I've heard of SIPs, but not sure if its the same or similar product.  Windows and doors are upvc double glazed, and you can choose from a variety of cladding materials. Am I allowed to post a link to the manufacturer?

@daivid The layout of the property is that the garage is a part of the house, with bedroom above the garage etc. There is a WC next to the garage which also holds the fuse box so tapping in to utilities should be relatively straightforward there. The outer wall of the garage is already insulated and boarded over (same as the rest of the house). When we converted half the garage to a utility space, we removed the door leading from the kitchen, insulated and boarded the floor, installed an insulated stud wall, with a doorway leading through to the rest of the garage. All signed off by BC.

Now, if we were to convert the rest of the garage to a grooming salon, would we need to raise and insulate the floor again, or can we get away with just using the floor as is?

troffasky

Besides the building regs for this, have you considered the planning implications? Having paying customers and their noisy dogs turn up at your house certainly sounds to me like the sort of thing that might constitute a change of use.

pramsay13

I bought a Dunster House log cabin for my framing workshop. 
It's 5m X 3m.
I needed a concrete base and then the cabin came flat packed and I built it myself. 
They have some different options. 

MrBrindle

troffasky said:

Besides the building regs for this, have you considered the planning implications? Having paying customers and their noisy dogs turn up at your house certainly sounds to me like the sort of thing that might constitute a change of use.

From what I understand and having spoken to a few people online, planning doesn't apply if we were to setup something in an outbuilding such as a shed or a prefab construction in a garden. If we were to turn the garage into a salon then  that will need to go through regs and planning. But obviously we will do things properly if required.

Not sure about your 'noisy dogs turning up at our house' statement. I can understand where you're coming from but we're not exactly setting up a dog kennels, and most dogs aren't noisy?! It will be one in one out, with a maximum of 2/3 dogs per day - if we are able to get that demand.

MrBrindle

pramsay13 said:

I bought a Dunster House log cabin for my framing workshop. 
It's 5m X 3m.
I needed a concrete base and then the cabin came flat packed and I built it myself. 
They have some different options. 

Hiya, thanks for this. I've checked them out, and they look good quality. Have you lined the inside with insulation and waterproofed? How is it in winter in terms of warmth?

And as troffasky mentioned above, did you have to go through planning for setting up?

pramsay13

MrBrindle said:

Hiya, thanks for this. I've checked them out, and they look good quality. Have you lined the inside with insulation and waterproofed? How is it in winter in terms of warmth?

And as troffasky mentioned above, did you have to go through planning for setting up?

I went for one with insulation floor and ceiling but not in the walls. In the winter it is fine although on really cold days I put on an oil filled radiator for around an hour in the morning just to heat it up a bit.
I got my own roofing felt as I felt the stuff they supplied wasn't as good quality, and I have painted it. I had to silicone around the windows to make it fully waterproof. Even if the weather is really bad outside it is warm and cosy inside.
I didn't have to go for any planning, and my understanding is that as long as you only have people by appointment it is okay.

MrBrindle

pramsay13 said:

MrBrindle said:

Hiya, thanks for this. I've checked them out, and they look good quality. Have you lined the inside with insulation and waterproofed? How is it in winter in terms of warmth?

And as troffasky mentioned above, did you have to go through planning for setting up?

I went for one with insulation floor and ceiling but not in the walls. In the winter it is fine although on really cold days I put on an oil filled radiator for around an hour in the morning just to heat it up a bit.
I got my own roofing felt as I felt the stuff they supplied wasn't as good quality, and I have painted it. I had to silicone around the windows to make it fully waterproof. Even if the weather is really bad outside it is warm and cosy inside.
I didn't have to go for any planning, and my understanding is that as long as you only have people by appointment it is okay.

Ok thanks for the information. On researching using outbuildings, there seems to be conflicting advice about whether planning/change of use is required. 

Can I ask how much did the log cabin cost you?

troffasky

Not sure about your 'noisy dogs turning up at our house' statement. 

I am playing devil's advocate here. I obviously have no idea what your actual customer base will be like [although you can hardly tell your prospective customers "We take non-barking dogs only", can you?], but if your neighbours weren't happy then you can assume they'll complain about noise, fouling, etc, true or not.

MrBrindle said:

On researching using outbuildings, there seems to be conflicting advice about whether planning/change of use is required.

Speak to your LA's planning department. They might tell you straight away on the phone yes you need to apply/no you don't, or they might tell you to fill in a pre-planning application enquiry form. Or you can wing it.....your call.

The last thing I would do is take advice from someone selling you a dog grooming shed that "no no no, it's fine, no silly paperwork needed", because it's not them who your LA will be pursuing if things aren't to the LA's liking.