Conversion of a Grade 2 Listed Coach House

| 18th October 2015 | 0 Comments

The Conversion of a Grade 2 Listed Coach House

3 bed family home with a large Kitchen, Living room with open fire and large doors opening onto the garden.

 

Amber Lane in Chart Sutton is a beautiful lane and the location of this fine Coach House.

 

An historic Coach HOuse located on Amber Lane, Chart Sutton awaiting conversion

Coach House – Chart Sutton – Prior to conversion

 

An historic Coach HOuse located on Amber Lane, Chart Sutton awaiting conversion

Coach House – Chart Sutton – Prior to conversion

 

I found this project via a Maidstone Agent; it was being sold via sealed bids and had planning in place (or so I thought – see below) for conversion of the Coach House into a 3 bed house.

I carried out my due diligence and bid £215,750 which I felt was a very good price…it was.

I hate sealed bids because you will never know if you won by £500 or £15,000. Best not to think about it too deeply!!

I met with my Architect Stephen Langer and it was clear the permission that had been granted did not do the property justice; in fact if it was to be built as drawn there would only be 1800mm at the highest point on the 1st floor. The new scheme he suggested would open up the living space and create the required headroom on the first floor.

I contacted the agent and the vendor agreed to contribute £5,000 to the revised planning application.

NOTE: It is often the case that no real thought is put into gaining planning permission by the vendor if the intention is just to sell. The only aim for the vendor is to get the Decision Notice in hand with the resulting financial benefit. I have altered the planning on each of my projects. The planning principle has been set so altering what is there should never be a problem as long as the changes are not too drastic. Buying without planning permission is more risky but if you carry out a lot of work before the application goes in the risks of a refusal are reduced. You will always make more profit when you buy a property without planning permission but there are associated risks.

Further to the above and before work could commence I needed to wait for the completion of a Bat Survey.

Bat Survey – The Coach House

The survey involved several visits at different times of the day. The result was a £6,000 bill and the need for mitigation including Bat Boxes in the dove cote and access points at ridge level into the void above the 1st floor bedrooms. In view of this unknown cost the vendors agreed to pay 50%.

Another requirement as part of the planning was for there to be a Archaeological watching brief whilst excavations were taking place for the slab and the services / drainage. This cost £1500.

NOTE: Watch out when buying any property that the planning conditions are not financially onerous. If they are make sure the vendor is aware and either reduce the price or obtain contributions as I did here.

On this project I created a Bill Of Quantities and invited several contractors to tender for the works. A Maidstone builder was the best bid and after several meetings the price was converted into a lump sum.

I employed the services of a Structural Engineer to design the steel that would support the roof and the first floor. This was the first time I had worked with steel so it took a bit of time to get my head around the drawings but as soon as I did it really was very easy.

The build started in May 2008 and the property went on the market in September. Unfortunately the recession had taken hold and I didn’t have any takers until a lovely couple made an offer way below the asking price which I had to accept. This resulted in a £20,000 loss across the project.

Here are some photos of the project which I hope you will find of interest:

 

An historic Coach HOuse located on Amber Lane, Chart Sutton - driveway

The first job was the new driveway this was put down by the vendors as part of the contract

 

An historic Coach HOuse located on Amber Lane, Chart Sutton in process of being converted

Works are underway – the roof has been stripped and the soft strip and demo has been carried out.

 

An historic Coach House located on Amber Lane, Chart Sutton - curved brick wall

Curved brick wall built to side of Coach House

 

An historic Coach House located on Amber Lane, Chart Sutton - steel structure

Steel structure to support roof and first floor

 

An historic Coach House located on Amber Lane, Chart Sutton - insulation

insulation to the underside of the roof structure

 

An historic Coach HOuse located on Amber Lane, Chart Sutton in process of being converted - french doors

French Doors

 

An historic Coach HOuse located on Amber Lane, Chart Sutton in process of being converted - new fireplace

New Fireplace

 

An historic Coach House located on Amber Lane, Chart Sutton

Front of completed Coach House

 

An historic Coach House located on Amber Lane, Chart Sutton - across the front

Across the front

 

An historic Coach House located on Amber Lane, Chart Sutton - side garden

Side garden

 

An historic Coach House located on Amber Lane, Chart Sutton - Garden

Front Garden

 

An historic Coach House located on Amber Lane, Chart Sutton - Fireplace

Fireplace

 

An historic Coach House located on Amber Lane, Chart Sutton - French Doors

View from living room through french doors

 

An historic Coach House located on Amber Lane, Chart Sutton - Stairs window

Window half way up stairs

 

An historic Coach House located on Amber Lane, Chart Sutton - Landing

Landing

 

An historic Coach House located on Amber Lane, Chart Sutton - Kitchen

Kitchen

 

An historic Coach House located on Amber Lane, Chart Sutton - Kitchen

Kitchen

 

An historic Coach House located on Amber Lane, Chart Sutton - Kitchen through to living room

Kitchen table and corridor to living room

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Category: Construction Phase, Design and Planning, Finding a Property, My Projects, Negotiating and Buying a Property, Property Developing, Property Professionals, The Coach House - Chart Sutton

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