|
|
|
Euro Tax Haven Threat
Media reporting of a new EU savings tax directive has left many people wondering whether European tax havens could soon become obselete.
The July directive requires banks throughout Europe, including low and no tax areas such as Gibraltar,...
Home Equity – Let The Market Eliminate Your Private Mortgage Insurance
In decades past, most people who were interested in obtaining a home loan were required to put down at least 20% of the purchase price. Those days are gone, and as home prices have risen faster than incomes, the average down payment required by...
New York Real Estate – The Empire State
From Niagara Falls to the Catskills to a little city with the Big Apple nickname, New York is truly the Empire State. New York real estate prices reflect this lofty nickname.
New York
While New York City gets a lot of publicity, New York is a...
Sell My House Without A Realtor
If you’re thinking, "I should sell my house without a realtor," the current real estate market and explosion of the Internet will make your job easier.
Sell My House Without A Realtor
If you are looking to sell a house without a realtor, you...
Selling A Home – What Attachments Stay or Go?
The home selling and buying process can be confusing. This is especially true when it is a FSBO (for sale by owner) operation. It’s even tougher when neither the seller nor the buyer is in the real estate business. This article sorts through what...
|
|
| |
|
|
|
|
|
|
Planning Permission Tips UK - Loft Conversions in UK Properties - Do They Add Value?
We get a great many requests to view the potential of Loft conversions. This type of extension has remained fairly popular since I first started designing property & is perhaps even more in demand now than ever before - especially in dense urban areas where the alternative choices for that fourth bedroom are somewhat limited.
Now, the popular press would have you believe that they do not add value or have limited appeal. However, that blanket broad brush, slightly disrespectful opinion does not ring true for most of our clients. So what is going on? As always, the devil is in the detail - the detail in this respect is mainly focussed on two primary areas:
1. DESIGN and 2. DESIGN.
It's just like the location, location location slogan for house values & desirability. Fortunately, the planners have got to grips with a lot of loft conversions these days & they now have a great more control of schemes that a few years ago could have been built under Permitted Development. This means that they have encompassed 'good design guides' in an attempt to stamp out the ugly full width box dormer that turned a beautiful victorian semi into a something that looks like a car sized packing crate trying to escape from a neighbours roof.
Conversely, many people have argued that the 'chocolate box' cottage type pointy roofed dormers (as suggested by the planners) are quite simply impractical & do not provide enough space for a fully functional room which in many cases is a very valid & true point. HOWEVER, life is all about compromises & choices have to be made. Fortunately, most members of the public are now becoming far more 'design aware' than they ever used to be & slowly by slowly they are beginning to accept that the formation of more space must not be at the expense of a poor external visual impact that simply jars with the whole look of the locality. This type of poor dormer design can not only decrease the value of your own home but that of the neighbours as well.
But yet again there are exceptions. Some suburbs of London for example have a plethora of these types of loft extensions & the ones that have not yet been converted look out of place. These types of areas pay more attention to the internal design of the living space than the grotty externals - goes with the environment I suppose. Also, some areas are 70's & 80's built estates where the whole so called 'architect design' was for this style of flat roofed box dormer which is a commonly accepted fact for the area & enjoyed by many.
So, back to my original question - Does a loft conversion or extension add value? In my opinion YES in practically all cases baring a few exceptions. Should it be my first choice of residential development if my site has surrounding ground that allows alternative solutions? Well no in my opinion unless your property is a bungalow. A loft conversion for the standard 2 storey dwelling house (detached, semi or terrace) should perhaps be on the 'last option' list rather than your first choice - more to do with peoples perceptions rather than anything scientific I could quote.
When we assess a loft conversions viability we run through a sort of assessment check list before we advise our clients & we always steer them towards nice looking, well balanced, recessed type of pitched roof dormers at the sacrifice of some space rather than the 'ugly duckling' alternative. However, like all services, many clients do not value the external look as much & they insist on the largest dormer possible especially if it can be constructed under the sites Permitted Development allowances (no planning permission necessary) - Do we still take the job? - yes of course we do its our living but our sign board never goes up during the construction
works.
Some people subscribing to our news letter may value our 'design lead' approach so we schedule below some of our assessment criteria relating to loft conversions that you may find useful:-
1. Does it need Planning Permission - If so utilising the councils design guides is a must. Some front or side facing dormers may still be resisted even if they are small. Velux windows often overcome these objections. In most cases, big bulky box dormers will not be allowed.
2. What area of new space does the client require - Many clients have overambitious floor space targets & visualise 3 bedrooms for example (all with ensuite of course). They fail to appreciate the loss of floor space caused by the extensive sloping soffits, & the new stairs.
3. Where can the new stair set go - Many clients fail to realise that their preferred location for the stairs does not achieve the required head room within the new floor for example. In most cases some existing floor space of the bedrooms for example will need to be sacrificed.
4. It is better to achieve one or two good sized functional rooms to compensate for the lack of head room in some areas of the new rooms rather than trying to cram in the bedroom numbers for the sake of it where the new rooms can become nothing more than single bed sleeping podules with very little inbuilt amenity value.
5. If flat roofed dormers can only be achieved due to the low ridge height then split the dormers into 2 or three smaller ones with no more than 1200mm (4') wide windows to break up its bulk. Always, always always recess the dormer into the roof slope to reduce the dormers bulk - DO NOT BUILD THE EXTERNAL FACE OF THE DORMER WALL OFF THE EXISTING EXTERNAL WALL OF THE HOUSE.
6. If a client wants a conversion with only Velux type roof lights then all well & good (much cheaper as well). However an exercise should be completed to explore the possibilities of a strategically located dormer or two that often frees up an extra 30% floor area that the client may not have realised for very little extra money.
7. Dormers are not the only design solution to more light & space - consideration could also be given to a hip to gable conversion of the side roof for example that wont look out of keeping (unless your a semi of course).
8. As a rule of thumb to the practicality of your new room in the roof - if you can already touch the ridge board when standing in the loft (about 2.3M or less), then its normally too small to form useful functioning bedrooms unless a bulky box dormer is constructed (which is what we are trying to avoid) If it is an area just for a play room or a study then all well & good but beware, many people have embarked on tight loft conversions only to realise too late that that they have no where to place the bed or locate a wardrobe.
There are a great many other issues to consider as well when completing loft conversions such as overheating, fire regs, weather protection during the works etc. & these are major discussion topics in themselves that I will leave for another day. However, the points listed above are the main ones relative to the external design & appearance of loft conversions.
Our 'Maximum Build Planning Guide' explains further the tactics involved when developing a site with a loft conversion or extension & how to give yourself the best chance of being granted a planning permission or planning approval.
http://www.planning-approval.co.uk
About the Author
Martin meaks is a very experienced Planning Consultant who has formed a UK planning permission information web site.
http://www.planning-approval.co.uk
|
|
|
|
|
| Real Estate, Property, Land and Homes for Sale, lease and rent ... |
| Comprehensive real estate and property listings. Includes information on buying and selling, tips on building, an auction timetable and other helpful ... |
| www.realestate.com.au |
|
| Real Estate | Homes for Sale | Houses for Sale | MLS Listings ... |
| RealEstate.com provides home listings , homes for sale , REALTORS , house listings , apartment locating services. We have Florida real estate , Texas ... |
| www.realestate.com |
|
| REALTOR.com: Real estate listings & homes for sale |
| Search for a new home or find mortgage rates, real estate agents, and relocation services throughout the US, Canada, and Puerto Rico. |
| www.realtor.com |
|
| Real Estate on Yahoo! Real Estate - Homes, Mortgage Rates, School ... |
| Yahoo! Real Estate is the most comprehensive place for real estate, housing market information, school reports, local mortgage rates and more! |
| realestate.yahoo.com |
|
| Find Your Home Value, House Values and Prices on Yahoo! Real Estate |
| Yahoo! Real Estate - Free instant home values and comparable home valuations for millions of houses. Check your home's price or any house value. |
| realestate.yahoo.com |
|
| Real Estate, Houses for Sale, Rentals, Commercial and Businesses ... |
| Real Estate, Houses for Sale, Rentals, Commercial and Businesses for sale at Realestate.co.nz. |
| www.realestate.co.nz |
|
| Real Estate - Buy, Sell or Rent a Home - New York Times |
| Online real estate listings for properties in New York and nationwide. |
| www.nytimes.com |
|
| Century 21 Real Estate Agents and Brokers |
| Agency with franchised offices throughout the United States, Canada, Europe, Latin America, the Middle East and Asia. Find local offices and agents, ... |
| century21.com |
|
| Zillow - Your Edge in Real Estate |
| Zillow provides a free Home Valuation Tool for Real Estate enthusiasts. Whether you're an agent, broker, buyer of investment property or first time ... |
| www.zillow.com |
|
| STLtoday - Homes |
| Real estate agent revels in the boom in downtown St. Louis living ... [more real estate news as seen in the St. Louis Post-Dispatch] ... |
| www.stltoday.com |
|
| Real estate - Boston.com |
| Boston Real Estate - Search the Boston Globe and Boston.com for Massachusetts Real Estate, Boston Condos, Land for sale, Vacation Rentals and more. |
| www.boston.com |
|
| ABCs of Real Estate |
| Real Estate ABCs consumer tips, hints, and resources for home buyers, sellers, and mortgage borrowers. |
| www.realestateabc.com |
|
| washingtonpost.com - Washington DC real estate, Maryland real ... |
| Washington, DC, Virginia and Maryland homes, real estate news and headlines. [Registration required] |
| www.washingtonpost.com |
|
| Coldwell Banker Real Estate Corporation |
| Real Estate from Coldwell Banker ®. Buying a home, selling a home, or finding a real estate agent is easy with Coldwell Banker. Find a home, sales associate ... |
| www.coldwellbanker.com |
|
| Detroit News Online | Real-Estate |
| Sellers around the state have been frustrated with the slow sales patterns of Michigan real estate over the past year or two. But buyers have been enjoying ... |
| www.detnews.com |
|
| Newsday.com - Long Island Real Estate for Nassau County and ... |
| In a real estate market increasingly defined by niches, ... Real Estate Resources. Search by school district for recent home sales in Nassau and Suffolk ... |
| www.newsday.com |
|
| Real Estate for Sale, Rent and Share @ Domain.com.au |
| Real Estate for Sale, Rent and Share @ Domain.com.au. Houses and apartments for sale or rent all over Australia. Thousands of properties in Sydney, ... |
| www.domain.com.au |
|
| Luxury real estate news and features - Forbes.com |
| Luxury real estate news and features at Forbes.com. Core topics include real estate, mansions, condos, co ops, oceanfront realty, second homes, ... |
| www.forbes.com |
|
| Real Estate News - Prices, Mortgages, and Calculators from CNNMoney |
| Latest on mortgages, refinancing, & home tips from CNNMoney.com. Calculators for refinancing, mortgage payments and more. |
| money.cnn.com |
|
| Los Angeles, California, national and world news, jobs, real ... |
| Los Angeles' leading online source for local, state, national, world, entertainment, and sports news. Plus jobs, real estate, cars and shopping information ... |
| www.latimes.com |
|
|