equus property april
'A Replacement Dwelling’ - What Does It Mean And What’s Involved?
Pat Crawford seeks enlightenment from The Equus Consultancy
'Replacement dwelling' - the term applied to demolishing one property and replacing it with another. The reasons for wanting to do this in the first place are diverse and tend to be very individual. Replacement may be considered when the existing property needs so much work to bring it up to standard that it's just not a viable option. Prospective buyers who love the location - but loathe the property itself - may consider the possibilities of demolishing and starting again. When a property is deemed seriously substandard, knocking down and replacing is usually the only answer. However, planning permission will only be granted in very exceptional circumstances if the building has already been demolished or if it is not basically habitable without substantial re-building work being carried out.
'Replacing' can be immensely successful. It can also be a total disaster! It is not something with which to 'dabble' - it is serious business and, if the outcome is going to fulfil the dream, it needs careful investigation, detailed planning - and the advice of experts. The senior partners at Equus have personal experience of a replacement project and are delighted with the result. Alisdair Brown comments 'Replacing an existing property with one that is better and more suited to one's personal needs is a big challenge - but it's all worth while when it's successful - and we are delighted with the results. The two most important factors are doing the right homework and obtaining the advice of really good consultants such as our own.'
Occasionally a property will be marketed as 'for replacement' or 'for complete refurbishment'. If the location is really appealing - or the price particularly attractive - it is definitely worth viewing. Properties advertised in this way can attract huge interest, especially when the location is good, and particularly when a large garden, an acreage of pasture and outbuildings are included in the sale. If the property has all these plus-points, prospective buyers will fall over themselves to view. Although it may well be a case of the early bird catching the worm, it's pointless to be rushed into a decision that might be regretted just a short time afterwards
Of course, it is never simply a matter of knocking down one building and erecting another in its place. The existing property may be listed and it is then very, very unlikely that permission will be obtained to replace it - no matter whether refurbishment is a viable proposition or not. The area may be the subject of covenants that prohibit certain types or sizes of buildings. Covenants can even govern the use of building materials down to the colour of the exterior painting. Where large country estates have been split up, for example, covenants are often drawn up to ensure the integrity of the estate remains intact. Then, even though the properties have been sold freehold, buyers may not be able to alter the appearance of the property or to enlarge it or even to add outbuildings. In the case of estates that have been split up, it is fairly common for restrictive covenants to be applied to the use of the garden, grounds or land. These will often be beneficial to all concerned but they can occasionally seem unrealistic and inappropriate. Sometimes it is possible to obtain the lifting of a covenant - but this can involve complicated matters and Equus recommend seeking the advice of their specialist consultant.
Planning departments sometimes restrict replacement to like for like and, for example, won't allow a house to be built to replace a bungalow or chalet bungalow. Areas of Outstanding Natural Beauty (AONB) or Special Scientific Interest (SSI) are, quite rightly, particularly stringently regulated. It is very rare for permission to be granted for a single dwelling to be replaced by additional dwellings such as demolishing a detached house and replacing it with semi-detached properties. Planners usually require the replacement to be positioned on the site of the original dwelling, although there are exceptions to this rule such as when re-locating will have a favourable effect on the neighbourhood or the surrounding landscape.
A successful replacement project is dependent on being seriously objective. Consult the planning department concerned and ask for their advice. Most planning officials are very helpful and will give guidelines as to what is likely to be allowed - and what almost certainly will not. It's obviously important to investigate the existence of covenants or other regulations that may have to be taken into account. Using the services of specialist consultants is sensible and cost effective - it greatly reduces the risk of making decisions that may be regretted at a later date - and it takes away a lot of the worry and stress.
FACT FILE: 'Replacement' involves a lot of issues, not least of which is viability. It pays to obtain a projection from leading experts and anyone considering a project of this type can contact the EQUUS CONSULTANCY for a confidential appraisal. Telephone: 0870 6093074.
