Eco build research

angiecadie · Eco build research

Hello
I'm a new neepster to the huntly area and would like to start some research into the costs and processes of purchasing a plot and building our own eco home or renovating something in a green way.

My first question is does anyone know if there are any eco builds that don't require planning permission once a plot has been selected?

Any other advice from experience of doing something similiar would be appreciated...

thanks guys

IainC

I'd imagine that almost all building works will require not only planning permission (outline and detailed) but building control to pass the work too.

We'd originally planned on doing something similar, and may still at some point, but pricewise, the only way we'd seen to do it economically, was to buy a "plot" that didn't already have PP on it. Certainly when (and where) we'd been looking, all decent sized plots (couple of acres) were £100K+ pretty much across the board.

This meant that, IMO, you'd be looking at a build price of £200-£300k-ish (depending on what you were building). If however you could get a plot for £30-50k, then obviously you are looking at a far "better" price.

I guess a lot depends on what you are really looking to get from your build though. ie do you want a 2 bed highly eco-friendly place, or do you want a 5 bed highly eco-friendly place (or just a 4 bed - semi-eco friendly place).

Also, depending on what you are planning on, you also need to work out what kind of place would suit the plot you have (regardless of what you get planning permission on). We nipped past a place that was for sale that had in excess of 10 acres, and was a stunning looking house (looking at the plans) which seemed ideal (other than it was kind out of our price range), yet after nipping out past the place, I doubt if the sellers will get half what they want, 'cos they have a "high end" house, at the end of a "low end" road... the kind of person who pays that much for a house, will never drive up a rough unmade road like that. So if you are building a place, I think you ALWAYS need to keep at least one eye on "resale", just in case the worst happens. Just for info, the place we nipped past has been on sale for over a year and is still for sale...

Ina

Not an answer to your first question - but ask Jessica and James. They recently built a passive house.

Smooth Hound

tempory or mobile dwellings, ie no foundations, but you would still need to have a reason for being there, ie, maintaining a load of pigs etc, if its agri/horti registered land.

IainC

Smooth Hound

i know someone that did it with a twin chalet unit. as long ass it can be moved then its temp/mobile office and storage space, you need to use another address as your main adddress though

JamesB

basically to build something then a plot would at least have to have an old building on it to have any chance of getting pp.
BUT even then it is not guaranteed. We took more of a risk then we realised by buying a plot with an old building which we assummed we could get pp on. We did get pp but the architect said we were lucky, if its been derelict for more than 10 years then there is a chance you wont get pp so be very careful.

Cost wise you are looking at £100K to a get land of a few acres with (or likely to get ) pp. Our plot cost £80k without pp but with an old house, plot is 7 acres and 25miles from Aberdeen and we were lucky (this was 3 years ago).
Buildwise, another £100k at least. Ours cost £140k, high spec externally, low spec internally.

The only benefit building an eco house gives you planning wise is that the planners should look more favourable on your application, if like us you wanted to change the orientation to face south to maximise solar gain or build in timber etc but that all the benefit you will get.

James

P.s have a look at the councils web site, you will see plenty of applications that fail and you can see the reason given by the council so it gives you some idea.

p.p.s yes you need pp for a static caravan, most planning permissions for houses include pp for a caravan for a few years during the build.

angiecadie

Yes I have thought of the possibility of using a caravan for the build time but with two kids I just don't know if we would manage the squeeze. Thanks for your advice.

So there is the

plot price
bulid price
solicitor fees - any idea what these amount to?
Any other main areas of cost involved?

Thanks
angie
x

DiddleDeDum

You will definately need planning permission, even for a mobile home/chalet type house or a caravan which is going to be there for any length of time.

You may find it a little easier to get planning permission for an ecohouse but it needs to be fairly close to a community and on a bus route, otherwise you would have to drive everywhere anyway defeating the purpose.

When the next local plan comes out in 2010 or there about, it is likely to be easier to build a replacement house for a building in the countryside rather than these steading conversions we see everywhere and it should also be easier to build a house next to a few existing houses.

The consultation document should be out about the end of May. The more people who comment the better.

DDD

JamesB

other costs include
architects fees, ours were somewhere around £1500
structural engineer fees if not inc in above
building warrant and planning fees

James

Sassinak

I can't remember how much it cost for the planning permission. But the building warrent was over £700.

JamesB

some other potential large costs (which are not directly part of the house cost can be
electrical connection, ranging from £3000 for a transformer to £25,000 and upwards if there is no suitable connection nearby

water supply, private well can cost £500 upwards, boreholes are several thousand

grey and black water, if your ground has permeability problems like ours then you need a mound system or reedbed. Both cost several thousand due to the amount of material involved

track to house, we needed to build a new track to access our house which cost about £800

site insurance for the period of the build, should only be a few £100

Maria

Wouldn't straw bale/cob/earthship be cheaper options to the type of buildings that you (James/Sass) have?

I get the feeling when we build we'll be taking the cheapest possible options. That doesn't mean botch

I know some things (building warrent/planning etc) are inescapable - but other things if you are prepared to do things yourself as opposed to getting contractors in, must work out cheaper??

When we renovated our old home we were quoted between £5,000-7,5000 for a full electrical re-wire - OH decided to do it himself, from a book, the wiring cost £500 and it was passed first time. Quite a saving.

JamesB

we did timber frame with larch cladding which is fairly economical and certainly comparable to strawbale. steading conversions are relatively expensive compared to timber frame houses. we also used local joiners to do much of the timber work to save time. I did all the more unusual stuff like hemp insulation, air tightness, heat recovery ventilation and as much of the plumbing and electrics as I could. Our house is high spec where it matters ie energy saving and eco materials but low spec in terms of finishings (we only have one bathroom, solid concrete floor downstairs, cheap white pine upstairs, all white paint (albeit auro plant based paint) etc, cheap electrical fittings etc)

however, yes, if you are prepared to most of it yourself then you can save a lot of money, however, dont underestimate the effort involved. we took 2 years from getting site, then planning, then building to finished. I know several people doing it all themselves and they are still in a caravan 4 years later (but still happy!).

The problem with more unusual techniques is also lack of expertise in this area. its very hard to find tradespeople with cob, straw building experience in this area. I really wanted a limecrete floor but due to lack of expertise in this part of the world, settled on concrete.

I should also point out that making a house very well insulated, ultra low energy is not cheap but saves a lot of money in the long run. we also spent money where is really matters ie the light bulbs cost £15 each but the light fittings cost £3, most houses are the other way round!

James