Author: josh Cooper

Cumbria is the third largest county by area in England but despite that it is one of the most sparsely populated counties in the United Kingdom with a population of just under half a million people.  The County town is Carlisle which is situated in the north of the county, the remainder of the county being mainly rural, with the exception of Barrow in Furness at the south-western tip which is the only other major urban area in the borough.  Containing the Lake District National Park, considered one of England’s finest Areas of Natural Beauty, it is very easy to see why people would feel privileged to live in the county.

Why Self-Build?

According to the National Self Build & Renovation Centre (NSBRC) about 13% of all residential properties in the United Kingdom are self builds – that’s more than 20,000 people each year who decide to build their own homes.  Let’s face it, the journey from the initial drawing up of the plans to actually getting the keys and moving in is going to be arduous, tiresome, fraught with problems and costly but regardless of these facts the advantages are many.  We have all had times where we have seen our “dream house” but unfortunately it is in an undesirable location, or worse still, have found our dream house in an ideal location but not within budget. 

It should be remembered that building your own home is not an easy option – but 20,000 plucky individuals a year can’t be wrong.  In a nutshell, and to quote Mr John Hay, Head of Financial Marketing at BuildStore (the company behind NSBRC), there are three main reasons for self-building:

 “One is to get the house you want, the second is to get it in the place you want and the third is because it’s more affordable.”

The financial advantages can be substantial too in the form of tax savings.   A self-build home is zero-rated for VAT and exempt from Capital Gains Tax when the house is sold. 

Finding a Plot of Land

Before any plans are drawn up a major hurdle to overcome is actually locating a suitable plot upon which to build your dream home. This in itself can be a very time-consuming affair and indeed the length of time it can take should never be under-estimated.  This is where the local Planning Officer can be of assistance. Make a friend of the Planning Officers, use their resources wisely and involve them in your process. 

The Planning Department in Cumbria plays a very important role in maintaining the balance of the community.  Its officers have to juggle the sustainability of a prosperous economy and the needs of its vibrant communities whilst, at the same time, considering the needs and the implications of their decisions on the very beautiful and spectacular countryside that Cumbria affords.

The Authority currently maintain a register of people who are considering building their own home within the Lake District National Park and the reasons for doing this are many:

• To inform self-builders of opportunities as and when they arise (although it should be noted that registration does not guarantee that a suitable plot will be identified);
• To assess the levels of interest of those people who are actively seeking to self-build within the county;
• To offer guidance and assistance with regards to current planning policies and any amendments/changes therein;
• The Register is used as evidence of housing demand and can be taken into consideration when developing the Local Plan. 

For details on how to record your interest on the register, and for other very useful information from the Local Authority Planning Department please click the following link: https://www.lakedistrict.gov.uk/planning/planningpolicies/self-build-and-custom-housebuilding

Cumbria is without doubt a beautiful place to live, who wouldn’t want to have The Lakes on their doorstep?  In addition to the spectacular countryside which has been the home and inspiration to many a famous artist, poet, and painter, (Beatrix Potter, William Wordsworth and John Ruskin to name but a few), it is said that Cumbria offers a better work-life balance than many other areas in the Kingdom.   With so much on offer in the county it really is no wonder that more and more people are choosing to live and work there. 

In days gone by, if you were thinking of making any structural alterations to your home, say perhaps by creating a loft extension or if you were thinking of adding an extension, then you would need to have applied for planning permission before any work was undertaken.   The Local Planning Authority would consider your application and then either grant approval, which could sometimes be dependent on various amendments, or in the worst case scenario, they could refuse to give consent. 

Nowadays, however, not all changes or improvements to your home require planning permission and work can be undertaken under Permitted Development laws which allow you to enlarge/improve your home as long as your project falls within certain specified criteria.   This is fabulous news for anyone considering building works on their home as it should, in theory, speed up the whole process, involve less paperwork and there should also be a cost saving element too. 

For example, if you live in a detached house you are able to build a rear single-storey extension without the need for planning permission as long as the extension does not extend beyond the rear wall of the property by more than eight metres (six metres in the case of a semi-detached house). 

It is important to bear in mind that Permitted Development requirements are applicable to your house either as it stood on 1^st July 1948 or when it was originally built.   Therefore if you are not the original owners of the house then any additional accommodation added by previous owners will still count towards the Permitted Development quota.  From this it can be seen that it is vital that you undertake due diligence before contemplating any works. 

Whilst the Permitted Development regulations offer most homeowners greater scope when it comes to adding additional accommodation, they cannot be used in every circumstance. Even if you are within the Permitted Development Rights quotas, the local Planning Authority can restrict your development by means of an Article 4 notice.  This means that even though your development would normally be inside the realms of a Permitted Development, that you will still need to apply for planning consent and submit a planning application. This could be because you live in a Listed Building or in a Conservation Area. Likewise, if you live in a flat or maisonette you will not be able to commence works under the Permitted Development scheme and you will have to go via the more traditional route of gaining planning permission before any work commences.   This is because any work that you undertake will have more of an impact on your neighbouring properties.     

If you want to go ahead with a development under the Permitted Development scheme it can be a good idea to obtain a Certificate of Lawfulness.   This can be especially important if there is any uncertainty or ambiguity about whether or not your development is in fact eligible under the Permitted Development scheme.  In this case the Lawful Development Certificate (LDC) would not only give you peace of mind, but could also be helpful if in future you wish to move home when questions may be raised by your potential purchaser’s solicitors. 

Ultimately, it is the homeowner’s responsibility to ensure that the necessary consents are in place before any building works are undertaken.  As mistakes can be costly (remember the Planning Authority have the power to demand remedial action be taken if they feel fit) it is therefore vital that you “do your homework” before starting any works in order to avoid any unnecessary problems down the line.  If you are in any doubt at all about whether your works will fall within the Permitted Development scheme, it is a good idea to seek the guidance or support of your local Planning Authority who will be more than happy to have an informal chat with you about your proposed project.  

There are quite literally many hundreds of barns, in varying stages of dilapidation, dotted around the countryside almost begging to be nurtured and cared for and brought back into a meaningful use by converting into loving family homes. 

Sourcing such a barn for your project might be fun, but it is worth remembering before you actually commit any of your hard-earned funds into the project, that you need to thoroughly check whether there are any agricultural ties on the building, or whether there will be any planning restrictions imposed on the property, which could seriously impact on the profit you make and the re-saleability of the project in the future.

Before you even consider which vehicle you will use to fund your purchase, there are a couple of things that should be contemplated.  First of all, and this might seem a tad strange, you should consider the location of the barn. If the property is literally “in the middle of nowhere” then the local amenities such as healthcare, schools, and services will be distant.  This may be ideal for your specific requirements, but being so remote is not everyone’s idea of a cup of tea and possible lenders will consider whether or not other people would wish to purchase the property should it be placed on the market in the future.  If lenders feel that the property would be hard to sell then they may be more cautious about advancing the required monies to undertake the conversion.

Naturally, barns were built for the sheltering of livestock and therefore did not require gas or electricity supplies.  The installation of services can be a costly business, especially in remote areas, and the cost of this should not be overlooked when calculating your budget.

The barn you have set your heart on may not be being sold with the benefit of planning permission.  In this case, you should seriously consider employing the services of a professional to draw up detailed plans and then discuss them with the local Planning Authority before coming any funds and purchasing the property.   You certainly do not want to be in the position of buying a derelict barn and then realising that the Planning Authority will not allow its redevelopment.

If, on the other hand, the barn you are purchasing does have the necessary planning permissions in place for redevelopment then all well and good.  However, the downside of this of course is that it is extremely likely that you will have to pay a considerable premium because, after all, you now have the “go ahead” and are safe in the knowledge that your project can proceed.

Remember, too, that certain surveys may need to be undertaken, such as bat surveys or environmental surveys and the costs of these should be included within your budget.

Always, always, always include a contingency amount in your budget – it would be an incredibly naïve property developer who thought that his project would run smoothly from start to finish without any problems arising.  Having a contingency in place (anything up to 20% of the total build cost) can ease the pressure when unforeseen “surprises” crop up. 

These things aside, the next question, once you have established the total costs involved and you have your detailed drawings and permissions in place, is how you are going to finance your project.

Traditional mortgage lenders and banks will only lend monies on habitable or residential properties.  This could therefore pose a problem if you approach your lender as a barn conversion would be considered as non-residential or uninhabitable.  Some developers opt for a bridging loan to finance their development as, unlike traditional mortgages, bridging loans are usually for a short term, say anything from twelve to eighteen months (although sometimes longer), and they can be secured on “unmortgageable” properties.  The downside of this is that interest rates are usually higher than the traditional mortgages for residential properties.

Once approved – and the process can be quite swift – bridging loans are drawn down in instalments rather than one lump sum which means that you would only pay interest on the amount drawn, thus saving costs.   At the end of the bridging loan, when hopefully the project is complete and the property is habitable, a traditional mortgage can be secured on more competitive rates to repay the original bridging loan. 

As with any finance options, it always pays to carefully consider the various terms on offer from the numerous lending sources available.  As an example, some lenders charge an “exit fee” when the bridging loan is repaid (which can be up to 2% of the capital amount). However, not all lenders do charge exit fees so it is important to carefully consider the choices available when choosing your financial options.

Another avenue to explore would be the possibility of a renovation mortgage.  As with a traditional mortgage, renovation mortgages require a deposit to be put down and certain income criteria must be met which can vary from lender to lender.  As with bridging loans, renovation mortgages also offer payments to be drawn down in various tranches as the project progresses.

Remember, whatever type of vehicle you choose to finance your project you should ensure that your lender is covered by the FCA (Financial Conduct Authority).

As can be seen from the above, it can be a minefield and a somewhat daunting exercise trying to find the correct lender to help fund your project – but remember you are not alone.  Here at Bridgewater Development, we have vast experience of all types of projects, including barn conversions, and we are always on hand to offer assistance and guidance, hopefully ensuring that your journey through the development process is a smooth and painless one. 

The Lake District National Park has its own Planning Authority and it is the Planning Officers therein that ultimately decide whether or not to grant or refuse planning applications submitted throughout the borough.  The job of a Planning Officer is not to be awkward, as is sometimes rumoured to be the case, but it is to uphold the balance between maintaining the wonderful landscape and heritage our region provides whilst meeting the needs and demands of the community.

The Lake District Local Plan

One of the tasks of the Local Planning Authority is to prepare the Local Plan.  The Local Plan can serve as a “framework” for planning application submissions by ensuring that planning systems address not only housing requirements, but also that it fulfills other criteria including social, economic and environmental concerns.   Once the Local Plan has been prepared it is submitted to the Planning Inspectorate who will carry out an independent examination and once approved the Local Plan is adopted. Once adopted, the Local Plan serves a number of key issues, including:

• Defining the future development of how our hamlets, villages, and towns are developed;
• Assisting in the development of our local economy;
• Working to improve visitor facilities;
• Working to improve leisure facilities;
• The Plan will seek not only to protect but also to enhance our local environment.

The adoption of a Local Plan can be a lengthy process.  The Lake District Local Plan was reviewed in 2016 and has recently been submitted to the Planning Inspectorate in August 2019.

Neighbourhood Plans

In addition to the Local Plan, the government introduced Neighbourhood Plans which are a relatively new way of giving local communities a say in the planning process.

Neighbourhood Plans have many benefits, not least by giving local residents a chance to influence the planning process in the region where they live and work by giving them a voice regarding matters such as

• Identifying areas which are to be protected and kept as local green spaces;
• Choosing where new homes, retail outlets and places of employment should be developed and also having a say in what those new buildings should look like;
• Developing a shared vision for the community.

Whilst giving residents a stronger voice in the planning process, Neighbourhood Plans must adhere to and work alongside the guidelines contained within the Lake District Local Plan.   

The draft Neighbourhood Plan will normally be written by a forum or group of people from the local community with the help and guidance of the local Planning Authority.  Once drafted there will be a vote and independent examination. If approved by a majority then the Local Authority can “adopt” the Neighbourhood Plan meaning that it will form a statutory part of the Local Plan.

The Planning Application Process

As is usual these days, the best way to submit a planning application is to do it via the online portal but if you do not have access to the internet then you can, of course, apply by post.   Each planning application must be accompanied by the following:

• Drawings and plans;
• An Ownership Certificate and Agricultural Land Declaration;
• In some cases a Design and Access statement may be required;
• Your application must be accompanied with the correct fee.

Depending on your particular application you may require certain other documentation, for example, Listed Building Consent.  If you are in any doubt about what documentation is required to accompany your application then there is a very helpful Application Guide on the website (www.lakedistrict.gov.uk/planning) which will advise what additional documentation you may require.

Once the Local Planning Authority are in receipt of your application and relevant supplementary information they will assess your case and revert back to you.

If your planning application is granted the Council will confirm their decision in writing and will detail any conditions or regulations that you must comply with.  It is then your responsibility to ensure that the building works go ahead in accordance with any conditions contained within the permission. 

If your planning application is refused then you have a right to appeal via the Planning Inspectorate website.  Only the applicant has a right of appeal against a planning decision.

Potential Breaches of Planning Permission

Should you wish to register a concern about a potential breach of planning permission then you should inform the Planning Authority via email ([email protected]) detailing the address of the site, providing the details of the alleged breach and the name of the owner (if known).  Some 300 or so claims of alleged breaches are made to the Council every year and it is their aim to deal with these contentions in a timely manner.  The Council seek to acknowledge receipt within three working days and then ultimately visit the site and confirm their findings to the necessary parties within three weeks. 

Duty Planner

In addition to the abundance of help contained within the website (www.lakedistrict.gov.uk/planning) the Duty Planner is available for an informal chat between the hours of 9.30 a.m. and 12.30 p.m. from Monday to Friday.  Telephone 01539 724 555. 

Alternatively you may email Head Office in Kendal where you will be seen on a “first come, first served” basis without the need for making a prior appointment. 

You can also email any queries you have to [email protected].

Bridgewater Development pride ourselves on offering a service tailored to meet each of our customers’ requirements, after all each and every client has differing needs and this is why we offer a totally bespoke service custom designed to meet your specific requirements. Indeed our clients span the entire spectrum from those simply wanting to add a modest single room to their abode, to those wishing to totally transform their living accommodation by adding a large two-storey extension.

Undertaking any kind of building work, whether it be on a small or a large scale, can be problematic and stressful and here at Bridgewater Development our aim is to help you along your journey and take away any unnecessary pressures. We have vast experience in the field of residential construction and can tailor-make our package to meet your specific requirements.

For example, we can provide a service whereby we handle the project from start to finish, handing over the completed product in a timely and professional manner, but at the same time liaising with you our valued client at all times. This enables you to have a full concept of the project as it evolves but without any of the hassles or worries along the way. In this instance, you would have the benefit of a dedicated Project Manager who would be on site on a daily basis ensuring the project is on target and meeting its scheduled completion date (weather permitting). The Project Manager would liaise with all professional bodies including the Local Authority and would ensure that at the end of the project you are in receipt of all necessary certificates and paperwork.

We are often asked how long a project takes from start to completion, and obviously this is something that depends on the size and type of extension being undertaken. However, it will be the role of the Project Manager to ensure that the project is delivered in a timely fashion in accordance with the project specification.

Alternatively, there are other clients who want to manage their project themselves but who require advice on, say, the planning or design aspect of their particular project and of course this is something that we are able to assist with. There really is no job too big or too small and our dedicated team is on hand to help with all aspects of your building project.

Whatever your particular requirements, a general starting point would be for us to come and visit you to discuss your particular project in detail and advise on the viability of the scheme. Following this meeting, we would then produce initial drawings detailing the project and proposed budget. Should you wish to proceed we would then prepare a full quote confirming all the works to be undertaken together with detailed costings, thereby ensuring total transparency with no nasty surprises along the way.

We would relish the opportunity to help you with any aspect of your proposed project and would welcome your telephone call to arrange a convenient time to meet to discuss your requirements in detail on a no-obligation basis.

Permitted Development

Living in the Lake District National Park offers many advantages, but sadly the ease of obtaining planning permission is not one of them. Living within the Lake District can sometimes add complexity to the planning process.

The Lake District is England’s largest National Park area and therefore rules will more likely be stricter than, say, a development in an urban space. Even if your project does not require planning permission and is able to be undertaken via the Permitted Development scheme, it is worth considering the following points.

Planning permission is not always deemed necessary in the case of certain projects and the government grants Permitted Development whereby the need to go through the planning process is not necessary. Even though your development may not require planning permission and may be granted Permitted Development, all aspects of your work must be undertaken in accordance with current Building Regulations.

You may live within a Conservation Area (an area may be deemed a Conservation Area due to the character of the buildings, the spaces that the buildings enclose or the views of the buildings/spaces). Whilst it can seem more difficult to gain planning consent for a project in a Conservation Area it is worthy to note that the policies of a Conservation Area can be adapted and therefore change/evolve to meet current demands and lifestyles. A building project/extension that is well designed and innovative can add to the local character and be sympathetic to its surroundings, and therefore can be an asset rather than a detriment to the community.

Another aspect that may arise within the Lake District National Park is that certain trees may be protected by Tree Preservation Orders (TPOs). Trees are a very important aspect of our environment and as such individual trees, groups of trees or whole woodlands may be afforded protection. Severe penalties can be enforced if any tree that has protection is lopped, uprooted, damaged or cut down. The local authority can advise on this during the application.

Planning Portal

The Lake District Park’s planning portal offers a very useful resource to potential applicants, and can be accessed on their website here.

The Lake District National Park has more than 1,750 listed buildings. A building can be listed due to its historical or architectural interest and all works, either internally or externally, will require consent before work can commence. Some buildings, even though not listed, lie within the boundary of a listed building and therefore are also protected and would require planning consent.

There can appear to be more hoops to jump through when dealing with projects in the Lake District National Park, but we have extensive knowledge and expertise and we can guide you through the entire process.

Contact us via our live chat, or via our contact page, for an informal chat about your project.