Plotfinder Challenge: Hertfordshire

OUR PLOTHUNTER

WHERE: Hertfordshire
BUDGET: £110,000

I have to admit to being extremely flattered at a recent show, when a lovely young lady, Alana Lau, came up to me to tell me that she’d come especially to see me in order to enlist my help. Alana explained that she is the mother of a three year- old daughter and she is absolutely determined to do the very best for her and send her to the Haberdasher’s Aske girls’ school next year. “I have concluded that the only way my husband, Michael, and I can afford to do this is to find either a plot or some run-down property to build our own home,” she later wrote.

THE PLOT WE LOOKED AT IN DETAIL

Land at 40 Fishers Green, Old Stevenage, Herts — £130,000

The plot is basically the front garden of an existing cottage. This may sound unappealing, but a viewing assures us that the plot will not be overlooked. It is not a very big plot but it is adequate for the proposals, which involve the construction of a two bedroom cottage-style property. Fishers Green is at the northern extremity of Stevenage, one of the original New Towns, which in the 1960s was practically 90% local authority housing. Nevertheless, although that has only shrunk to around 70%, the town did incorporate the existing town of Old Stevenage and this plot is situated in a small and private offshoot. The road serving the plot ends as a cul-de-sac at its entrance, which it shares with the cottage from which it is calved. The driveway, laid at the moment in block paviours, will be shared with this existing dwelling, the garage of which is situated at its end. Just out of view between the road and the green there is a cycle track that links to the comprehensive system of cycle tracks, footpaths and underpasses that run throughout the town, linking to the main shopping areas, schools and leisure facilities.

THE PLANNING STORY

• No formal objections
• Cottage subject to low ridge height
• Application granted by Delegated Powers

The owners of the existing cottage, advised and encouraged by estate agent Richard Davies, who was heavily involved in the entire process, applied for planning permission for two dwellings. One, the subject of this focus, on their front garden, the other, a slightly larger dwelling, on what was effectively their rear garden which backs onto the road.

Considerable prior consultation was entered into. The planners were of course consulted and in addition all of the neighbours were given plans showing the proposals and invited to a meeting one evening. All attended and were assured of the minimal impact of the proposals with the result that no formal objections were raised when the application was made. Prior to this, when the scheme was first mooted, somebody – not a close neighbour – had attempted to throw a spanner in the works by applying for the existing cottage to be listed. In the event this application was thrown out.

A full levels survey was prepared for the site and both proposed new homes were shown on street scene elevations, confirming their minimal impact. The subject cottage was designed to achieve a low ridge height and this was further reduced by the proposal to reduce the ground. In the event the application was granted by Delegated Powers.

GROUND CONDITIONS

• Clay subsoil
• Mature hedge surrounding plot

I didn’t dig a trial hole but I do have previous experience of building in this locality and can attest to the almost certainty that the subsoil will be clay. That will mean trench fill foundations with the concrete poured within 200mm of the top of the excavation. But that’s considered a standard foundation in this area. It’s possible, however, that the presence of the mature hedge surrounding the plot and the removal of some fruit trees might mean that precautions against ‘heave’ will have to be employed. This may mean digging deeper and lining the trench side with compressible material.

THE SITE'S CHARACTERISTICS

• Served by existing driveway
• Will not be overlooked

The site faces north and most of its proposed garden area will be between the cottage and the road. This will allow privacy from the existing dwelling and the cottage will sit comfortably within the same building line as the adjoining properties on the street.

The site is just over 14 metres wide at the building line and has a maximum depth of about 22 metres. However, the mature hedge takes up at least two metres on the width and one on the depth. The existing driveway runs down the right-hand boundary, looking in from the road. It serves the garage for the existing cottage and is to be enlarged and shared so as to provide a turning area plus car parking for two vehicles to the rear of the proposed new dwelling. Privacy between this rear, entrance elevation and the existing property will be further enhanced by a new wall behind these car-parking spaces.

The plot has been an intensive garden area and the ground levels within it are already reduced in level by close to half a metre in comparison with the two adjoining properties. Thus, it will not be necessary to reduce them too much more other than the normal stripping off and storage of topsoil.

POTENTIAL VALUES

• Build Cost: £100,000
• Land Cost: £110,000
• End Value: £280,000

To the question, “What’s the market like?” Richard Davies replied, “Terrible.” But to the question, “Could you sell this proposed cottage at the right price?” he replied, “Yes.” It is a very different sales environment from other towns and most of what he has on his books are three and four bedroom boxes on estates. So these little pockets of individuality command a premium, especially as the plot is barely half a mile from the A1M with easy access to London and many surrounding towns with railway facilities. Richard suggested a finished value of £275,000 to £280,000.

WHAT TO BUILD

• Cottage-style home
• Low eaves

The existing cottage to the rear of the proposed dwelling dates back to the late 18th century and has fairly low eaves. The house to the left is relatively modern but presents a large area of flat roof towards the plot. There is a bungalow to the right and two further bungalows, which have raised their roofs to provide loft space. The proposals involve a cottage-style building with low eaves, stock bricks and natural slates. The design provides two bedrooms and two bathrooms to the upper part with a lounge and kitchen to the ground floor.

DAVID'S RECOMMENDATION

Plots such as this come up once in a blue moon, which is why we didn’t wait any longer than necessary to view it. Nevertheless, and despite that fact, the agent is having to work to sell it and I would be surprised if, in previous years, he’d have taken the trouble to come out and meet us on site for such minimal return. So I recommend that Alana makes an offer of £110,000 in the first instance and that she then sits on the plot for a while, waiting for the market to come back. At current values with build costs of around £100,000, there is a potential profit of £70,000.

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