renovating vs. starting anew: should you knock down and rebuild?
with our project on broomfield back on track, today we've taken some time to understand the pros and cons of a new building project or a renovation. if you've got your own project you'd like to talk about please do get in touch with us at admin@studio16architecture.co.uk
pros of knocking down and rebuilding
one of the biggest financial perks of rebuilding is that new builds are often exempt from vat (value added tax) on construction, unlike renovations, where vat typically applies. this can result in significant cost savings.
a new build allows for modern construction techniques, enabling superior insulation and energy performance. better u-values mean reduced heating costs, greater comfort, and a home that meets or exceeds current energy standards.
with a knock-down and rebuild, you start with a blank canvas, bypassing the complexities of adapting an old structure. this can streamline construction timelines, often leading to faster project completion.
starting fresh means you can design a space perfectly suited to your needs—open-plan living, a home office, or that dream kitchen you've always wanted. there’s no compromising or working around existing layouts or constraints.
while daunting for some, starting anew can be liberating. it offers a unique opportunity to create a home that reflects your style and aspirations without the baggage of old design flaws.
cons of knocking down and rebuilding
when you demolish a house, you also remove the foundations, utilities, and other structural elements that are already in place. this waste can feel like a missed opportunity to work with what's already there, especially if the core of the home is still solid.
older homes often have unique architectural details and a sense of history that modern builds can struggle to replicate. For many, a home holds sentimental value, and starting fresh might feel like losing a part of the past.
while new homes can be energy-efficient, demolishing a structure creates waste and consumes resources. renovating, in contrast, can often be a more sustainable choice by preserving and repurposing materials.
a rebuild typically involves securing demolition permits, navigating local council regulations, and meeting zoning requirements. this process can introduce delays and additional costs compared to a straightforward renovation.
making the right choice
choosing between a renovation and a rebuild ultimately depends on your goals, budget, and the state of your existing home. if you’re eager to create a space tailored to your vision, benefit from vat savings, and achieve modern energy standards, rebuilding could be the way to go. however, if you value the charm and history of your current home and wish to preserve its essence, a thoughtful renovation might suit you better.
whatever your decision, investing in the right approach will ensure your home becomes a space you’ll love for years to come.
Feel free to reach out by phone, or call into our studios for a complimentary consultation with our team.
8 Ways to Get Planning Permission on the Green Belt
8 Ways to Get Planning Permission on the Green Belt
The Green Belt is a planning designation which aims to strictly control inappropriate development to protect the countryside from encroachment, prevent urban sprawl and stop neighbouring towns from merging into one another. What is defined as appropriate development in the Green Belt has a very narrow definition and as such most types of development including residential are deemed inappropriate in this context.
Green Belt designation is one of the highest levels of protection that the planning system can afford an area of land from development. As a result, securing planning permission to develop in the Green Belt can be a challenge. That being said, it doesn’t mean that securing planning permission for new homes in the Green Belt is impossible, but you will need a strong justification for it. There are however several approaches to securing planning permission in the Green Belt and we explore these below.
1. Removing land from the Green Belt through the Local Plan process
National planning policy (NPPF) allows Local Planning Authority’s to remove land from the Green Belt when they are preparing their Local Plans – however they need to demonstrate in their evidence that there are “exceptional circumstances” for doing so.
While a shortage of land for new homes can be considered exceptional circumstances, councils must first demonstrate that:
- they’ve used as much brownfield land as possible;
- have optimised the density of development; and,
- have considered whether neighbouring councils can help meet their housing need.
Although this is the route that is most likely to prove successful, it is dependent on the timing of the Local Plan process and this will require investing time and effort in promoting your site above those of others as being a more sustainable site for future development. There is also likely to be stiff competition from other land owners attempting to get their sites allocated for residential development and the Local Planning Authority will only release as much land as necessary from the Green Belt to meet its development needs for the plan period.
The Local Plan process can be a highly politicised process as has been seen in the recent rewriting of the Greater Manchester Spatial Strategy and the Wirral Local Plan where significant opposition to Green Belt development caused a rethink by local politicians. There is therefore a clear tension between the Government promoting increased housebuilding and local politicians representing the wishes of their local electorate and it is a difficult tightrope to walk.
2. Redevelopment of Previously Developed Land
It is worth noting that not all Green Belt was created equal or has the same value for that matter. Rather than the public perception of rolling green fields, much of the Green Belt is far less attractive in reality. Often the Green Belt will include sites that already have development on them.
Where land is classed as Previously Developed Land, sites can often be redeveloped to provide new homes. There are some restrictions on the amount of development that is allowed, to ensure that the openness of the Green Belt is maintained and the new buildings should have no more of an impact on the Green Belt than that of the existing development footprint on site.
3. Conversion of Agricultural Buildings
Agricultural buildings don’t normally constitute ‘Previously Developed Land’ which prevents their demolition and replacement with homes. However, they can often be converted into residential use utilising permitted developed rights under Class Q of the General Permitted Development Order. There are, though, some constraints on the use of these rights – no more than five homes can be created, for example, and there are some size restrictions, although these are fairly generous following further relaxation of the permitted development rules in 2018.
4. “Infill” DevelopmentBuilding a new property on a gap site in an existing built frontage is another possibility
The logic being that a new building in an existing frontage would not cause additional harm to the openness of the Green Belt through the extension of the built form. Whether or not this applies can be very subjective and is usually quite strictly interpreted by Local Planning Authorities. Clearly, building a six-bed detached property set back from the road behind the existing building line is unlikely to cut the mustard, however a sensitively designed property which respects the existing pattern of development may well be deemed appropriate ‘infill’ development.
5. Affordable housing on Green Belt land
Demand for affordable housing is a concern right across the country and this can be particularly acute in rural locations.
The NPPF makes provision for exception sites for new affordable homes to be allowed in the Green Belt to meet this need. However, this exception only applies where there is a demonstrable need and evidence to support this.
6. “Very special circumstances” for developing Green Belt Land
This requires the identification of some benefit of the proposed development that could be delivered on this specific site, but nowhere else.
A shortage of housing land does not represent very special circumstances, but there are other factors which could do.Enabling development may be justified to generate funding to repair and bring back into economic use a listed building that has fallen into disrepair and is on the ‘At Risk’ register. New homes could also be required in order to the expansion of an adjacent school. The delivery of a “Paragraph 79” house or a home for an agricultural or forestry work are also considered to be types of very special circumstances and these are explained in further detail below.
7. A so-called “Paragraph 79” house
To satisfy the requirements of Paragraph 79 of the NPPF, the design of a house must be of exceptional quality – that it is so “outstanding and innovative” that it would “significantly enhance its immediate setting.” That quality must be so high that it will off-set the harm to the Green Belt. This usually only applies to single dwellings on large sites remote from existing settlements.
Convincing a Local Planning Authority to relax its Green Belt policies to accommodate such a dwelling is likely to prove challenging as it is likely they will adopt a safety-first approach rather than risk setting a precedent and opening the floodgates to similar proposals across the district. Many such proposals invariably end up the subject of a planning appeal with varying degrees of success, although the Planning Inspectorate seem to be more open minded on the matter, it is still a challenge to convince an inspector with more failing than succeeding.
8. Building Homes for Agricultural or Forestry Workers
The NPPF acknowledges the need for an agricultural or forestry worker to live in a specific location in specific circumstances. There are various reasons why it might be necessary for such a worker to live on site, such as animal welfare which can constitute the very special circumstances required to allow a new home in the Green Belt.
However, using this exemption requires the production of credible evidence of the need for the worker to live on site as well as evidence that there is no other suitable accommodation nearby. Where a site is in close proximity to properties in other settlements, it can often be difficult to prove that no alternative exists.
Securing planning permission for your development in the Green Belt is certainly not a cakewalk, but equally if you approach it with eyes wide open and understand the risks and how to mitigate these then there is reason for optimism that you might be able to develop. Having an experienced Planning Consultant by your side who understands the nuances of Green Belt planning policies as well as the idiosyncrasies of the local political landscape is vital and this should be your first port of call before engaging an Architect or other professionals on your project.
We also have experience designing new build developments that range from one-off new builds to large scale urban developments. We have expertise in conjunction with Paragraph 80 of the National Planning Policy Framework (NPPF). In addition to architectural design services outlined in the 16 A Client Journey, we offer site finding and site evaluation services drawing upon our detailed knowledge of planning policy.
- Joel Anthony Roderick, Founder 16a
Renovating Existing Residential Infrastructures for Different Lifestyles
Transforming Homes: Renovating Existing Residential Infrastructures for Different Lifestyles
The concept of home is evolving, driven by shifting lifestyles, changing needs, and a growing emphasis on sustainable living. As individuals and families seek homes that align with their unique preferences and values, the idea of renovating existing residential infrastructures to accommodate different lifestyles has gained prominence. In this blog post, we'll explore the exciting trend of repurposing homes for diverse living styles, the benefits it offers, and inspiring examples that showcase the power of transformation.
Embracing Change: Repurposing for Different Lifestyles
The process of repurposing residential spaces involves reimagining a home's layout, design, and functionality to cater to the needs and desires of a specific lifestyle. From multi-generational living arrangements to remote workspaces and eco-friendly living, repurposing allows homeowners to tailor their spaces to their unique circumstances. This approach not only breathes new life into existing structures but also reduces the environmental impact associated with new construction.
Benefits of Repurposing for Different Lifestyles
- Sustainability: Repurposing homes reduces the need for new construction, conserving resources and minimising waste.
- Cost-Effectiveness: Renovating existing spaces can be more cost-effective than building from scratch, making lifestyle changes more attainable.
- Preservation: Older homes often possess architectural charm and historical significance. Repurposing allows us to preserve these qualities while making the space functional for modern living.
- Customisation: Repurposing lets homeowners tailor their spaces to their preferences, creating a home that truly reflects their lifestyle.
- Community Preservation: By repurposing homes, we can breathe new life into established neighbourhoods, maintaining their character and sense of community.
Inspiring Examples of Repurposing
- Multi-Generational Living: Homeowners are reconfiguring existing spaces to accommodate extended family members, creating separate living areas within the same structure.
- Remote Workspaces: With the rise of remote work, homeowners are transforming underutilised rooms into functional home offices and creative studios.
- Eco-Friendly Living: Repurposing homes to include energy-efficient features, such as solar panels and sustainable materials, aligns with environmentally conscious lifestyles.
- Aging in Place: Renovations can be designed to accommodate aging residents, with features like ramps, wider doorways, and grab bars.
- Rental Units: Homeowners are converting parts of their homes into rental units or Airbnb spaces to generate additional income.
Steps in Repurposing Residential Infrastructures
- Assessment: Evaluate your current home's layout, features, and potential for repurposing.
- Lifestyle Mapping: Identify your lifestyle needs and preferences. Determine which spaces need repurposing and how they should be adapted.
- Design and Planning: Collaborate with architects and designers to create a comprehensive plan that optimises space and functionality.
- Budgeting: Establish a realistic budget for the repurposing project, including design, construction, and any necessary permits.
- Renovation: Execute the renovation plan, addressing structural changes, interior design, and installation of new features.
- Sustainability Considerations: If eco-friendliness is a priority, incorporate sustainable materials, energy-efficient systems, and water-saving technologies.
- Permitting: Ensure compliance with local building codes and regulations. Obtain the necessary permits for structural changes.
- Interior Design: Select furnishings, colour schemes, and decor that align with the repurposed space's new function.
Case Study: The Urban Loft Studio
Imagine an urban loft space originally designed as a traditional two-bedroom apartment. The owner, an artist, decides to repurpose the space into a live-work studio. By knocking down a partition wall, the open layout is optimized for creative expression and living. Large windows flood the space with natural light, creating an inspiring atmosphere. The artist incorporates movable partitions to create flexible zones for different projects, seamlessly blending living and working areas.
Conclusion
Repurposing existing residential infrastructures for different lifestyles is a testament to the flexibility and adaptability of homes. This approach allows homeowners to create spaces that not only cater to their immediate needs but also anticipate their future aspirations. Whether it's designing a multi-generational haven, crafting a sustainable sanctuary, or nurturing a remote work oasis, repurposing is a celebration of innovation, sustainability, and the boundless potential of the spaces we call home. Through thoughtful repurposing, we can breathe new life into old structures, ensuring that they continue to evolve alongside us.
- Joel Anthony Roderick, 16a Founder
