Transforming a Disused Office into a High-Spec Residential, Flat 85, Old Quarry Drive, Exeter
AJW LAND successfully converted a disused ground floor office into a high-spec two-bedroom flat, overcoming significant challenges such as an incorrect CIL charge and securing the necessary licences.
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At AJW LAND, we take pride in our ability to transform underutilised spaces into thriving residential properties. One such project involved the conversion of a disused ground floor office into a modern, high-spec two-bedroom flat, ready to hit the market. This project was more than just a straightforward conversion; it presented a series of unique challenges that required strategic planning, skilled negotiation, and a deep understanding of planning regulations. However, through our expertise and persistence, we successfully navigated these hurdles, delivering a stunning residential space that maximised the property’s value.
Introduction
The Challenge
Navigating Complex Planning and Legal Obstacles
Converting a disused office space into a residential flat is never a simple task, and this project was no exception. The first major challenge we faced was related to the Community Infrastructure Levy (CIL), a charge levied by the council on developments to help fund local infrastructure. The council argued that this project did not constitute a change of use for planning purposes and, therefore, was subject to a substantial CIL charge.
However, our team at AJW LAND recognised that this charge was incorrectly applied. We believed that the conversion from a commercial office space to a residential flat clearly represented a change of use, exempting it from the CIL charge. To resolve this, we initiated a formal dispute, ultimately taking the case to a Valuation Office tribunal. After presenting our case, the tribunal ruled in our favour, leading to the incorrect CIL charge being overturned. This not only saved significant costs for the project but also set a precedent for future developments.
In addition to overcoming the CIL challenge, we also had to ensure that the project was executed in a financially efficient manner. One key aspect of this was avoiding VAT on the purchase price of the property. To achieve this, we ensured that the correct notices were served in a timely manner, allowing us to sidestep unnecessary tax burdens and keep the project within budget.
Securing the Licence to Change Use
Another critical aspect of this project was securing the necessary permissions to change the property’s use from commercial to residential. Since the property was part of a larger block, this required negotiation with the freeholder. Our team engaged in detailed discussions to obtain a licence to change the use of the space, demonstrating the value and feasibility of converting the office into a residential unit. Through these negotiations, we successfully secured the licence, allowing the project to proceed as planned.
Overcoming Challenges
A Case Study in Effective Project Management
This project is a prime example of how AJW LAND approaches complex developments. From navigating the intricacies of planning law to delivering a finished product that exceeds expectations, we pride ourselves on our ability to manage every aspect of a project with precision and care.
The successful outcome of this project was the result of meticulous planning, strategic decision-making, and effective communication. By challenging the incorrect CIL charge, we were able to protect the project’s financial viability. Securing the licence to change use was another critical milestone, achieved through skilled negotiation and a deep understanding of property law. Finally, our commitment to delivering a high-spec finish ensured that the property not only met but exceeded market expectations.
Conclusion
A Success Story in Urban Regeneration
This project highlights the value that AJW LAND brings to urban regeneration and property development. By transforming a disused office into a desirable residential flat, we not only enhanced the value of the property but also contributed to the ongoing revitalisation of the area. The project’s success is a testament to our expertise in navigating complex planning processes, our ability to manage challenging negotiations, and our commitment to delivering high-quality developments.
At AJW LAND, we believe that every project presents an opportunity to create something exceptional. This project is a shining example of how we turn challenges into opportunities, delivering results that benefit our clients and the wider community. Whether dealing with planning disputes, securing critical licences, or executing high-end builds, our team is dedicated to ensuring that every development reaches its full potential.
If you’re considering a similar project or have a development in mind, AJW LAND is here to help. Our experienced team is ready to guide you through every step of the process, from initial planning to final completion, ensuring that your vision becomes a reality.
The Build
Delivering a High-Spec Residential Flat
With the legal and planning obstacles out of the way, we were able to focus on the build itself. At AJW LAND, we understand that the value of a property is not just determined by its location but also by the quality of its design and finish. For this project, we set out to create a living space that would appeal to discerning buyers looking for a modern, stylish home.
The flat was meticulously designed to make the most of the available space, with an open-plan layout that enhances the sense of light and airiness. High-quality materials were chosen for every aspect of the build, from the flooring and fixtures to the kitchen and bathroom fittings. The two bedrooms were designed to be both functional and comfortable, providing ample storage and a relaxing environment. The overall aesthetic of the flat was modern and sophisticated, with attention to detail evident in every corner.
One of the key objectives of the build was to maximise the property’s value on the market. By delivering a flat with a high-end finish, we were able to attract buyers who were willing to pay a premium for quality. This approach not only ensured that the property stood out in a competitive market but also helped to secure a strong return on investment.