Basement conversion in Lambeth Post Reply

[Flipjango]

Two questions regarding basement conversions please. We're just over the line in Lambeth and thinking of doing a basement conversion. It doesn't seem as common in Lambeth as in Wandsworth, so I was wondering if anyone has experience of the Lambeth planning process re basement conversions and how easy it was to get permission, plus anything to watch out for. And secondly, can anyone recomment companies (either full service, or design/planning consultants and building firms) you've used personally for us to consider - ideally with a Lambeth bias but also just generally.
Thanks

[Flipjango]

I should add, we're only looking for a company to take the basement to shell state, no fitout required, so we don't need a high end bells and whistles company, just someone qualified and insured!

[Annabel (admin)]

Hi
Thanks for using NVN!

We'll mention this is our weekly email on Monday and that will definitely bring in some replies (although I suspect we'll get a number in advance of that!).

A

[sparkletiger]

we were considering a basement conversion and live in Lambeth. We used Estbury as we were impressed with their work, their friendliness and that they could get us through planning with a helpful and easy to talk to architect. We have not gone ahead with the conversion as we are now planning to move, but we did get our plans rejected by Lambeth. It was a basement not quite the full footprint of the building with light wells at front and back. They rejected it on the grounds that it was not in keeping with the street (Victorian houses/flats) and they did not like the light well at the front. This was despite the fact that our next door neighbour has a basement level which is the original design (back in 1870 odd) and our light well to the front was almost invisible from street level. Estuary were very surprised it was rejected. It was clear the planning officer had not visited the site, despite saying he had. We appealed it and it was accepted. The Estbury architect was great at negotiating.

[Flipjango]

Thanks Sparkletiger- really interesting about the planning problems. Ours is a 1930's semi so a basement would definitely not be in keeping with the age of the house, but then there also seems to be less concern about what people do to them as they are a bit less 'precious' and worth preserving perhaps - at least I think so when I look at the other houses around ours and the extensions they've been allowed to build? We would like a light well to the front and have a good size front garden so could easily conceal it, but its not essential as we have a side alleyway that we could use for windows instead and possibly to the back as well, so fingers crossed we won't have the same problem. Its good you got it through in the end, and I'm sure selling with planning in place is a real bonus!

I keep hearing Estbury are great but I suspect from what I've seen about their prices, they will probably be a bit on the expensive side and perhaps too high end for what we need (and that our project will be too small for them anyway as its only about 28m2) though I have contacted them for a quote just to see. I'm an engineer and work in construction management so I probably can't justify the extra cost to have my hand held as I should be used to talking to builders by now! I just need someone to do the dig, tanking and first fix as we intend to fit out the inside ourselves once its finished. Perhaps we just need a good builder with the right insurance and experience rather than a basement company? Its just so hard to decide when you're trusting them to maintain the structural integrity of your house!

[sparkletiger]

totally - i think Estbury could do just the dig out for you - as they quote for the dig out and fit out separately.

When it came to challenging the planning decision we knew it was clear the officer had not even visited, otherwise he would have seen the basement next door. We arranged for him to visit when the architect was there and he said he came but we were not in. We were and I was even in and out of the front garden so would have seen him. He said he knocked the door, when we have a doorbell... anyway just saying you may also be faced with quote a bit of stupid, but worth appealing. in the end we changed the plans by adding some foliage of something so that he saved face and we got the decision we wanted.

re cost we got a couple of quotes and they were similar.

good luck with it

[firsttimerSW11]

We are doing a basement just over the line into Lambeth too. Our builders are amazing. If you need a recommendation let me know.

[Flipjango]

Absolutely, recommendation would be great please. Also, would love to come and have a look if you don't mind?

[cynic]

I cannot recall where but I have read something in the last week about Lambeth Planning's attitude to basements improving, can't recall if it's a new policy or any other details.
Sorry this is terribly vague post

[lifestylebyasq]

Hi Everyone

Lambeth are going through a transformation and seem to be catching up on what's going in neighbouring areas (namely Wandsworth).

With prices in Brixton shooting up, its only a question of time before basements applications will be flooding in and their responses will have to be more coherent.

In the past there hasn't been a need for such a policy because basement extensions were so rare, that's not the case now. In the past it all depended on which planning officer dealt with it as it was the case with Sparkletiger.

It's a good idea to have a meeting with the planners pre planning , listen to their views and iron out anything they dislike.

Just having that conversation is a big plus, they like it that you have taken the trouble to speak with them. If it's also presented as a pre-planning discussion you can push quite hard on the elements you feel strongly about and get a feel for those battles that you can win.

This can also save time/trouble with appeals and to be honest even if appeals aren't time consuming, and they usually are, it's the stress we can all do without.

Hope this helps!

Good luck

Sadia

[Alexis_Rowland]

If you haven't found anyone yet - I would highly recommend Ashville Inc. They apparently work all around London and their basement conversion projects are amazing, so that's why we went with them.

[dodgypinz]

I have no personal experience of a basement conversion. However I read s lengthy item about recent chsnges to Lambeth's attitude to basement conversions. They now have clear guidelines and are generally more accepting. I can't recall where I read this but it has to be online as I am currently bed bound.
Therefore should be easy to find. I will have a look myself.

[APT]

We take care of all the planing and all the hustle and advise you accordingly to Lambeth planing guidelines. We are specialist in Basement conversion and Desin

Give us a call or check us out on www.aptrenovation.co.uk

Thanks
Yvonne

[nikib]

A few tips on basement conversions, having just finished ours in Wandsworth. We used Estbury for the dig out but in fact their service is clearly divided - they use a separate architect - you can use your own - and also a separate fit out service. So you can choose your own architect and fit out company and just use them for dig out.
We found that Estbury were getting very busy and so customer service was suffering as they appear stretched. They did, however, keep to schedule.
Anyway, whichever firm you use, I would recommend the following:
1) It is common to keep some money back at the end of the contract for a short period post the dig out. This is often not long enough to allow you to discover things that you might want to withhold money for - I would negotiate to hold some money until completion of the fit out. We only found out when our fit out was complete and the washing machine was being used that a pipe had not been properly lagged during the dig out. We (and our neighbours who also used Estbury) also found that the builders filled the drainage pump with building materials. This has clogged it up and caused smelly drains and dirty water to come back into the house during the months after completion. It will also cause damage to your pump. Getting a busy builder to come back and fix it when you have no leverage is impossible.
2) The architect just had a cookie cutter plan that may not be to your best advantage. Think about how you want to use the space and where you want the light. Have a look at other conversions.
3) The ceiling height is important - measure that the height you asked for is consistent across the whole dig out. Our's slanted towards the back and reduced the overall height of the ceiling we could have - we should have measured it before we agreed it was finished.
4) The cost of the project may be determined by the liability insurance that the builder has. The cheaper the project, the less insurance the builder may have. I believe firms like Estbury's higher prices reflect that they have full insurance but it is important to check.

We used Paul Mattingly at Talavera for the fit out and he works with Estbury and also separately. We would highly recommend him.

[WRA]

Hi,

We are architects based in SW12 and have recently completed a basement extension in Lambeth.

Please feel free to contact us if you are looking to submit a planning application.

Kind regards

Warren
020 7993 8247