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Q&As
Demolish and replace
I am looking to buy an auction property, with the potential for improvement. It is a 3 bedroom bungalow with single garage, in a third of an acre, advertised as “in need of improvement/extension or replacement”. If I bought it, I would like to demolish and replace it with a threebed Border Oak cottage (with dormer windows), with a separate double garage incorporating a study in the roof space. I checked with the planning department to see whether this would be possibile in principle. The prompt reply was that it would be unlikely the proposal would be allowed on the grounds that the replacement property would not be of comparable size and scale, especially with regard to the garage. In addition to this, the property is outside the “settlement boundary”.
Answers
The key question here is whether or not you comply with your council’s policy that relates to the replacement of rural houses. Some councils are more generous than others in what they allow and some policies are specific about what percentage or number of square metres they’ll allow and others are vague. You should look into this and see whether the planning officer’s response was reasonable, bearing in mind the policy. Whether you’re inside or outside a settlement boundary is critical, as policy will be far less flexible outside as they seek to protect the character of the countryside apply. Finally, the only way to make an offer ‘subject to planning’ at an auction is either before the auction, or if the property doesn’t sell, after it. You can’t qualify your bid during the auction – if your bid is the highest, you’re bound to buy, planning or no planning.
