Replacing Farmhouse -planning

[B R C]

I live in what most consider a lovely old farmhouse, from a distance. The reality is that the whole roof, doors, windows, porch need replacing, lean to washhouse needs knocking down and rebuilding as do two big chimneys, plumbing and electrics total replace, damp at back of house as ground level is two foot above floor level, already underpinned two rooms probably more to do. Structural cracks in brickwork and even if all that was sorted there are three different types of bricks that have been used so it will still look like a dogs dinner.
So really I can’t see past the fact that replacing is the way ahead with something much more efficient with layout designed to suit our lifestyle is going to be better in the long run as well as possibly financially.
Should I approach planning officers with their thoughts and get agreement in principle or go straight for full planning?

 

[robs1]

I live in what most consider a lovely old farmhouse, from a distance. The reality is that the whole roof, doors, windows, porch need replacing, lean to washhouse needs knocking down and rebuilding as do two big chimneys, plumbing and electrics total replace, damp at back of house as ground level is two foot above floor level, already underpinned two rooms probably more to do. Structural cracks in brickwork and even if all that was sorted there are three different types of bricks that have been used so it will still look like a dogs dinner.
So really I can’t see past the fact that replacing is the way ahead with something much more efficient with layout designed to suit our lifestyle is going to be better in the long run as well as possibly financially.
Should I approach planning officers with their thoughts and get agreement in principle or go straight for full planning?

1st questions, is it listed, is it in a conservation area?
If not then go for it but use a good planning consultant who will use the right buzz words. Lots of places get knocked down and rebuilt often on a much bigger scale, find some in the area covered by your planners and see what reasons we're used and what policies the planners used to approve them.
Energy conservation and potential for more adaptable living in old age are good ones

 

[Forkdriver]

The big advantage is getting VAT back on a new build.

 

[HatsOff]

I'd speak to some local architects first as they'll know some of the options and if you want a new build you'll need an architect anyway. Although do taken them with a pinch of salt.

For replacement a pre-app is beneficial. Although it does risk them locally listing it if there is some historical or conservation interest to it.

It might not be as bad as you think to rennovate. External insulation and render, extend it a bit... could end up being a lot cheaper than a rebuild but as Forkdriver says, you do save the VAT.

 

[Lamb's Orchard]

A friend with an old ramshackle cottage in AONB, (not listed but the neighbouring property was) applied for permission to extend to accommodate his growing kids. He had many of the issues you describe. The local planners suggested to him that he would be better knocking it down and starting again. He put up an old style oak frame house that took 14 months to build. Three years down the line, it looks like it's been there forever, but is super efficient, warm, dry and comfortable. Depends on how amenable your local planners are. 🫤

 

[B R C]

Not listed, there is quite a lot of info on the history of our farm on the council website, a long history of people going bust! But even in the 1920’s it was described as a ‘poorish’ farmhouse!

 

[Still Farming]

Not listed, there is quite a lot of info on the history of our farm on the council website, a long history of people going bust! But even in the 1920’s it was described as a ‘poorish’ farmhouse!

Depends how much money you got to blow then possibly

 

[Hampton]

1st questions, is it listed, is it in a conservation area?
If not then go for it but use a good planning consultant who will use the right buzz words. Lots of places get knocked down and rebuilt often on a much bigger scale, find some in the area covered by your planners and see what reasons we're used and what policies the planners used to approve them.
Energy conservation and potential for more adaptable living in old age are good ones

It doesn’t really matter if it’s listed. When we wanted to extend our stone farmhouse the planners came you with all sorts of conditions as the house is a “heritage farmhouse”
A classification we are fairly sure they came up with on the spot as we have never heard of it before or since

 

[Nearly]

The big advantage is getting VAT back on a new build.

They'll make you keep some part of the original structure so it's not a new build.
We've one original gable end.

 

[George from SJM Planning]

Speak to a planning consultant first !

Depending on the planning landscape in the area it may be beneficial to look at what enlargements could be done to the property under Permitted Development, obtain certificates to prove that as a fallback and then argue that a demo and rebuild would be a far more sensible option.

 

[George from SJM Planning]

It doesn’t really matter if it’s listed. When we wanted to extend our stone farmhouse the planners came you with all sorts of conditions as the house is a “heritage farmhouse”
A classification we are fairly sure they came up with on the spot as we have never heard of it before or since

Most likely a 'non-designated heritage asset', or 'locally listed building' - neither of which are classifications that would stop you exercising Permitted Development rights for extensions.

 

[Remington700]

They'll make you keep some part of the original structure so it's not a new build.
We've one original gable end.

The councils in Ireland often insist on this. My parents had to do this 25 years ago and they regret not knocking the lot, the old stone gable is a continuous source of dampness.

 

[PSQ]

You could say the house is going to be let out to a family member, but it won’t meet future Energy Performance Certificate standards needed for let’s, and due to rising damp, rotten chimneys, timbers through flues, dry rot, wet rot, tommy rot, condemned electrics and a boiler that has the carbon footprint of Belgium it might be easier to rebuild it from the ground up.
And there isn’t anything that gets a planner more tumescent than there being another ‘eco house’ being erected on their patch.
None of this ‘keep a gable crap though, “ it’s prefabricated, either it’s built as a complete replacement or the project doesn’t happen”

 

[Doing it for the kids]

Had similar 5 yrs back.

House was knackered. Got planning to extend it every which way which was granted.

Then reduced size slightly and put in for demo and rebuilt. We got it.

You may not want the extra size now but I’d follow the same route but get planning for more than you want. Can always add a bit later if the need arises

 

[steveR]

Not listed, there is quite a lot of info on the history of our farm on the council website, a long history of people going bust! But even in the 1920’s it was described as a ‘poorish’ farmhouse!

Guarantee then it'll be like our place, when a cow of a Planner told me that the house and buildings had "heritage value" and a new property would be resisted.... Turned out she was talking through her capacious rear, but in effect vetoed the intended demolition and rebuild. I wish I had got a proper consultant onboard and fought her....

Sadly, I then went for a rebuild/refurb/extend which was a 2nd rate outcome in many ways. I did get all the VAT back, as it was put through the books. This was queried by HMRC, and ok'd. (Back in 2012)

The build was a constant series of compromises and hassles that we still regret. Aescetically it it looks better than a new build...