11:15 AM, 6th February 2020, About 2 years ago 5
I’ve had plans drawn up for a conversion of my outbuilding into an open plan bedroom/kitchen with separate shower room. The outbuilding replaced a garage under permitted development by the previous owner. It is comparable to a good sized single garage.
I’ve had builders etc. round and with all the required changes (to meet building regs) I will be essentially left with a good sized double bedroom with L shaped kitchen (one room) and separate shower room.
The outbuilding is at the end of my garden. It has it’s own front door and can also be accessed through a garden gate from the lane behind my house. However I wouldn’t require someone to use that as it’s quite dark and eerie at night.
So if I were to rent out the space the lodger/tenant could access the outbuilding via my front door and would also be able to use my living room if they wanted to.
I’m about to submit a planning application to the local council that my architect has put together. He has called the building a summerhouse.
However I am finding it difficult to find out information regarding the likelihood of me getting planning permission that allows me to rent out the space.
I don’t want to waste several hundred pounds to be told that the building has to be used only by family members or occasional guests. I don’t want to risk using it for a purpose I don’t have planning permission for.
With regards to utilities the electricity will run off the main house and the water could too if it meant that I was working within planning laws. However the water mains run through my garden so there is potential for a separate and probably more powerful water supply to the outbuilding.
My questions I suppose are:
1. What would this conversion be considered e.g. annex/summerhouse/garden room?
2. How can I convert it so that I can keep within the planning laws and make it rentable e.g. if I didn’t include a kitchen would I be more likely to be able to say that the person living there is a lodger rather than a tenant renting out a separate ancillary dwelling.
3. I’ve found evidence online that several planning decisions for annex’ include conditions that state the annex cannot be sold or rented as a separate residential unit. But is my conversion even classed as an annex?…and what is the definition of being rented as a separate residential unit? Does it mean that it cannot be rented at all or is there some way I can class the person living there as a lodger of the main house?
4. Would the property be liable for council tax?
My architect just seems to think it’s all fine, but I like to work within the law even if it does mean finding ways around it, otherwise I find these things can come back and bite you. I’m not a greedy landlord looking to squeeze someone into a horrible cold shed. I’ve separated from my partner and as a result have a young son to support and a mortgage to pay and this is hopefully a solution to my problem.
The standard of the conversion will meet building regs and would be to a standard I would live in (high!). I’ve tried to research this topic for hours on end but it’s difficult to get definitive answers and I don’t want to throw all these questions at a planning officer because I think I’d be sure to have my application declined!
Many thanks in advance