Remodelling Postwar Homes

ABOVE: Michael Holmes and wife Emma saw the potential in this 1960s chalet bungalow in Oxfordshire — by adding a gabled extension, converting the car port and changing the ’60s windows, horizontal cedar boarding and concrete roof tiles, they have given the property a traditional Arts & Crafts period feel.

The Background

With desirable building plots in ever shorter supply, a growing number of forwardthinking homebuilders and renovators are turning their attention to redeveloping existing houses and, in particular, those from the mid-20th century. Although currently out of fashion, and consequently undervalued relative to more characterful period properties, houses from this era can offer excellent redevelopment potential for a buyer with vision. They are generally solidly built, well located and, by the standards of today’s new homes, sit on large plots.

With more decrepit properties the obvious redevelopment choice is demolition, but many of the homes built from 1945- 1975 are a little too good – and expensive – to pull down. With an innovative design scheme, however, a bland house can be utterly transformed.

Almost anything is possible in terms of redesign, from contemporary to traditional style, limited only by cost and the planning constraints of the site. The key is to come up with a design concept that makes the most of what is already there, taking advantage of the building’s current virtues and altering or disguising its weaknesses, whilst at the same time making sure than the cost does not exceed the added value.

Knock Down or Remodel?

One of the key decisions in deciding how to proceed with the redesign of any house is whether to demolish and rebuild, and thereby benefit from zero-rated VAT, or to work with what is there and to pay VAT on all materials and any labour undertaken by a VAT-registered contractor.

As a rule of thumb, to assess if a building is worth keeping, the rebuild value of that part of the original dwelling left intact needs to be greater than the potential VAT saving through new build. At the current standard rate of VAT, this is 17.5% of the total redevelopment cost.

This decision is skewed if the house has been empty for two years or more, as VAT on labour and materials supplied by registered contractors will be at the reduced rate of 5%.

If the property has been empty for ten years or more, VAT is less of a factor, as the work is reduce-rated at 5%, but ultimately recoverable in full, as the property is treated as a new dwelling.

There are other factors to consider besides cost. Although not often an issue with houses from this era, there may be architectural features with value of character worth preserving. A more significant factor is the local authority’s planning policy towards replacement dwellings, which can significantly restrict the viability of redevelopment, especially within the green belt. Policy varies across each planning authority, with some placing no restriction on size and others allowing no increase in volume whatsoever. Typically, policy allows an enlargement of around 30% of the original volume, increased to 50% in the case of very small dwellings. Some authorities use area calculations rather than volume.

Even where replacement seems to make sense financially, it is important to weigh up whether more volume could be achieved by extending and remodelling. Often planners are more open-minded about extension schemes, especially if they are seen to enhance the building or setting.

One significant opportunity currently open in England and Wales is to get planning permission for the maximum extension, and to then use Permitted Development (PD) rights to extend the existing property first, before invoking the planning permission. Even if PD rights are removed by the new permission, this does not come into effect until it is commenced.

Extensions

Adding extensions to the front, side and rear of a property, and altering the roof shape can totally transform a building’s appearance. Most significant remodelling schemes will require planning permission, especially if they involve large extensions or two storey extensions to the side or front of a property. However, there is much that can be achieved using what are know as Permitted Development rights (these currently apply to England and Wales only, but Scotland and Northern Ireland are expected to follow with similar Householder Rights later in 2010). For full details see planningportal.gov.uk.

Before applying for planning permission, it makes sense to explore what can be achieved under Permitted Development (PD), as in some instances it can be possible to utilise both planning and PD to achieve maximum volume. If there is any doubt about whether a scheme will constitute PD, it is possible to apply for a Certificate of Lawful Development from the local authority.

Designers' Views

"The Key is Proportion"

Steven Tyler of Erincastle Exterior Design (erincastle.co.uk, 020 7237 7646) shares his advice on external makeovers.

• When transforming a postwar property into a period one, the most important principle to remember is proportion — get it wrong and the building can look odd and pastiche.

• Find a photo of an authentic period house, similar in size to your property and use it as a model for what you’d like to achieve.

• Use a good hardwood window company. PVCu tends to look inauthentic although there are better-designed PVCu windows around.

• Be bold with traditional colours — white window frames are a late-20th century development. The Georgians and Victorians loved colour and their window frames reflected this in earthy reds, dark blues and olive greens, etc.

• Stick to one era, as mixing different period windows on one house will look confused.

• Cover ugly 20th century brickwork with render and tiling but avoid ‘stone cladding’ your house, as it rarely looks authentic and can resemble ‘crazy paving’.

"Change Everything"

Yolande Hess, co-founder of specialist Back to Front Exterior Design (backtofrontexteriordesign.com, 01252 820984), shares her experience of 370+ projects.

• The ideal budget is 60-70% of the equivalent rebuild cost: after all, you are recreating a brand new home for less even after paying VAT.

• Use a designer with experience of exterior makeovers and ask to see their track record. We see too many people clutching drawings that they ask us to tweak but we have to redraw the whole scheme, which costs more time and money.

• Ask to see a detailed perspective or a 3D visual of the scheme before you ‘sign off’ your designer’s drawings.

• Listen to your designer and take their advice — they have experience and will save you money.

• Windows are the most important aspect in the transformation. Focus budget here and make sure you get the detailing of your windows right down to specifying handles, spacer bar colours, fenestration detailing and paint colours.

• Make sure you budget for renewing all the services such as electrics, heating and plumbing. What was suitable postwar will not be suitable for 2010.

• Materials chosen should be of the best quality.

• Change everything if you want to really pull it off. That means roof covering, windows and walls — and don’t forget the landscaping at the end.

• High contemporary needs a good spacious site; if you don’t have the space, save the modern for the rear.

View a selection of remodelled postwar homes...

Read more about design solutions for postwar homes...

Further reading:

• Cladding: New Façades for Ugly Homes
• Planning Permission: Permitted Development
• What Makes an Award-Winning Home?