digging basement under FH house

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    digging basement under FH house

    I own a FH property and am planning to renovate it. It is a 3 floor property with garages at ground level. One of the garages is held on a Lease by s/o else - but I own the FH. I want to create a basement dig under the whole FH, including the leasehold garage. Initial talks with my lawyer suggests that as I own the FH I can dig beneath it - as long as I don't inconvenience the right to use the leasehold garage. Does anyone have any conflicting thoughts on this?

    #2
    You'd need party wall agreements with all neighbours though, including the lessee. Also planning permission and building control approval I would have thought.

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      #3
      create a basement dig under the whole FH ?

      Do you have £ 200,000 for this mammoth task.?

      The original foundations will be at a depth only to keep the building from falling down based on no basement.

      You will have to dig down further than the original foundations.
      Hope you get a REAL builder who knows what he is doing as many 2 story buildings have collapsed while trying the go below the original foundations.

      If all the builders ( who will park on the property - I assure you ) disrupt the access and quiet enjoyment of any leased occupied property, you could face a few arguments/legal actions.

      Yes, you may dig below a garage, but if you have a heavy Rolls-Royce Phantom VIII at 2.6 ton ( tonne ) you need VERY strong supporting beams underneath which will require the garage being vacated, which the leaseholder of the garage may not allow you to prevent him to use the leased garage while you modify the floor of the garage.

      Comment


        #4
        Thanks for the replies.
        I haven't started working on the costings yet - I am just working on the overall design and what I would like to do, and that includes adding a floor and digging down, excavating apx 800sqf. But that is not the issue - my question was really about IF I can dig below a leasehold garage because I own the FH. At a certain point I will get an architect in and structural engineer to advise on the underpinning and load-bearing aspects of the design and a basement dig specialist of course.
        The current structure is solid and there are already 2 floors above the garages - I would expect the engineer to calculate what needs to be done to ensure the structure remains sound and safe.
        The leasehold garage is currently empty; un-used for years. If the Leaseholder wishes to start using the garage then I assume I will potentially have to provide alternative local garaging whilst the works are going on - which I can do.
        Basement digs are quite common in the area, so neighbours (including myself) are used to the short term (1y) 'inconvenience'.

        Comment


          #5
          As before, Yes, you may dig below a garage.

          Stand alone garages and parking spaces you can build above them as well.

          Suggestion, with the money to convert, which will be substantial, ( maybe not £ 200,000 ), plus the interest charges on a loan, would it be better to buy another small house if you are thinking of making more money ?.
          Ready built, slight refurbish, semi instant house, and no problems with the hassle of a basement ( which I assume you want to convert into a flat or two ?)

          I would never live in a basement. ever.


          Neighbours are used to the short term (1year) 'inconvenience'.
          which does not mean they want to go through yet another year of inconvenience.

          Just some info...............
          There is a road in London, where the council have banned any more "Making basements" due to the residents sick and tired of constant noise and disruption, and being unable to drive to their house due to trucks constantly blocking the road, etc.

          Comment


            #6
            thanks Ram for your input. This is not about making money or turning it into flats. Its a small structure and the intention is to make most of what I've got for me to live in; not rent out - and, not that I know you, but you don't have to live in this basement!!.
            There have been some amazing basement digs. Hopefully the council will be on board as and when I try go down the planning route.

            Comment


              #7
              Originally posted by HP mum View Post
              thanks Ram for your input.
              I got it slightly wrong.
              Banned Mega basements, but also put on hold about 125 conversions.

              The basements have drawn repeated complaints from neighbours about noise and dust.

              Queen guitarist Brian May also took umbrage at building work near his Kensington home. Writing online last month he said: 'Kensington used to be a nice quiet decent place to live... now it's becoming a hellhole'.

              Well-heeled residents have started to hit back - in June of last year Pamela, Countess Listowel, joined 57 other resident in Camden in lodging an official objection to basement plans on her Victorian street.

              See

              http://www.dailymail.co.uk/news/arti...and-homes.html

              Comment


                #8
                I wonder how many of those complainers have already had basements done?????

                You don't HAVE to have a Party Wall Agreement (although I suspect they actually mean Award). The only thing you [legally] have to do is serve Notices under Party Wall (etc) Act 1996 for any works that fall under it. The replies to the Notices determines if an Award is required.

                Anything is possible with money and expertise. I would suggest that you meet with a structural engineer next to discuss the process and options for maintaining the drive and garage floors during the works. It maybe easier to find an alternative garage for the Lessee during the works.

                However, the Lessee doesn't have to make it easy for you. You would do well to make sure you keep at the front of your thoughts that any inconvenience to them is interfering with their right to quiet enjoyment.
                There is always scope for misinterpretation.

                If my posts can be interpreted in two ways, one that makes you feel angry and one that doesn't, I meant the latter.

                Everyday is an opportunity to learn something new.

                Comment


                  #9
                  Thanks MK1. Ironically I have been put through almost 5 years of building work (noise/ disruption) by the same neighbour. They didnt live in it but we had to 'endure' builders all this time.
                  This is still a little dream I want to explore.
                  Also of interest is Sajid Javid - Secretary of State for Housing - twitter feed on 4th Feb. The Govt is proposing allowing people to add 2 stories above their houses - if the local landscape has other higher buildings already.... So air space should be more easy to get through Planning. And precedent below ground should go the favour of those wishing to dig down - as long as not too intrusive/ disruptive to neighbours. Fortunately my project will only inconvenience the same neighbour who has 'inconvenienced' me....
                  Will see

                  Comment


                    #10
                    Just a thought. As the leasehold garage at ground floor level has not been used in years, how about buying it? That way, you won't need to excavate a basement to get the additional living space that you want. You could just incorporate the ground floor level garage space into your house or convert it into a separate unit of accommodation altogether. Depending on location, lock up garages can be snapped up for between 10 - 50K ...

                    Regarding the Sajid Javid announcement on additional storeys, 'top-hatting' is far less risky than 'basement-ing', in my opinion.

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                      #11
                      Thanks - yes I have asked regularly but the leaseholder isn't interested. Shame.
                      They may change their mind eventually. But for the moment I am exploring the idea of digging below it rather than incorporating it.

                      Comment


                        #12
                        Adding two storeys onto an existing property may elliviate the 'scurge' of basement conversions but it is more than likely that the existing structure will require strengthening. So underpinning and buttressing. Basement would be cheap by comparrison.
                        There is always scope for misinterpretation.

                        If my posts can be interpreted in two ways, one that makes you feel angry and one that doesn't, I meant the latter.

                        Everyday is an opportunity to learn something new.

                        Comment


                          #13
                          I'd quite like to go up and down - if finances allow. Especially as the foundations would need to be strengthened/ under-pinned - so whilst down there, I might as well dig out a basement??

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