Converting into 3 self-contained flatst: what permission?

[bitsanbobs]

Hi we have recently invested in a 3 story town house. we want to convert to 3 flats to let out, they will be self contianed so wont need HMO they are not to be sold separately so wont need full planning consent, or will I?

[pilman]

The simple answer is yes.
You are changing a single dwelling into 3 separate dwellings so a full planning application is necessary as well as needing to comply with all the Building Regulations relating to new dwellings.
These are dealt with separately to planning permissions and include visits from a Building Control Surveyor which you have to pay for in addition to planning fees.
For flats this now includes quite stringent sound-proofing between floors of separate dwellings and fire regulations if there are more than two storeys.
This means the upper flat will probably need a fire escape as well as fire doors to separate it from the other flats you will be creating.
If you intend doing the job properly, you will need to cost up all these requirements quite carefully.

[Tipper]

I needed full planning permission to convert my 3 storey house into 3 flats, one on each floor.

The most expensive individual part is as pilman says is the acoustic floors and ceilings which cost around £5k-£7k per floor. We started the building work last November and passed our sound test last week.

My building is terraced into the hillside so no problems with fire escapes other than top floor layout with respect to positions of bedrooms and kitchen.

Overall it's an expensive job to do as it's more than a simple division and coat of paint. You will need to separate water, gas and electrickery, each supplier potentially taking months to get themselves organised and costing a fortune too!

We approached our water supplier in November last year and we won't be connected to the separated supplies until mid-May! We currently supply each flat via the old single 1/2" pipe and although the pressure is high the flow rate is compromised if more than one tap/shower is used at the same time.

Conversely we approached the gas distributor in November and had 3 separate supplies in by mid-December but didn't need the new meters until last month when we planned to commission the boilers.

Have you talked to your local planners yet? Have an early meeting with them to get their opinions before you get the drawings done and submit an application.:)

[Steven Henry]

Hi Guys,

You are going to make 3 individual house in normal words right?
I am agree with pilman and tipper.Just imagine what do you need if you are going to purchase a new flat or house.I hope you have to follow all the procedure to make them separate.

Thanks
Steven.

[jeffrey]

You are going to make 3 individual house in normal words right?
Not three houses, no, but three flats.

[JPSW4]

Its always worth remembering that at some point in the future you will want to sell this property (or perhaps raise finance on it before then). In either event, any changes which you have made to the building will be highlighted & these could frustrate the sale.
Also, if you make this conversion without gaining proper building regs approval you may well be creating a mandatory licencable HMO (whether the units are self contained or not).
My advice would be to consult a solicitor or surveyor

[jeffrey]

Tipper: are you intending, following conclusion of building works etc., to retain and let-out the flats or to sell each one by long lease?

[Tipper]

Our plan includes 4 options.....

1 Retain and let as holiday lets

2 If that doesn't work then retain and let as residential lets

3 If that doesn't work them retain as freeholder and sell leasehold individually or sell off with a share of the freehold

4 If that doesn't work then sell the whole shooting match and, hopefully, pocket some profit!

Currently we are going for option 1 because the property is in Looe, Cornwall and are furnishing accordingly. We actually have 5 firm bookings for the 1st 2 flats from end May from a standing start of first advertising at Easter. The 3rd flat is taking a little longer to complete as we are exhausted but will be available for the school summer holidays!

[pilman]

It seems as though you are going ahead without planning permission or building control approval.
That may be a short term view that could rebound on you, but good luck anyway.

[Brixtonia]

Bear in mind that if you were to have a fire and god forbid, someone was hurt and the building work had not been checked and signed off by building control you will be in a LOT of trouble!

[Wauden]

Its very worrying not to have full approval for holiday lets.