Property Comment

The road to ruin is a two-way street, says Alexandra Johnson, who investigates how wrecks can be rescued

The moral of the story is that derelict property can still have a trick up its sleeve

SO many of us share the same dream: to build a bespoke property from the shell of a ruin. In the fantasy, one stumbles upon an abandoned outbuilding, ravaged by the elements and in dire need of tender loving care, then an offer is put in and duly accepted. Planning permission is acquired, a builder found, work commences and, from the ashes, arises an exquisite phoenix.

It may come as a surprise that, whether you’re looking to create a family home or expand an investment portfolio, breathing new life back into derelict property really can be this straightforward.

For example, Christopher and Catherine Baddeley found their derelict mill through a land sale. Mrs Baddeley’s father wanted to purchase land in mid Devon, but had no use for the fallen-down buildings that came with it. Fast forward six years and the Baddeleys have not only brought an old mill back to life, creating a lovely family home, but, by restoring the barn attached to the mill, they’ve established a thriving business in the form of a holiday let—the Long Barn, available through Classic Cottages (01326 555555).

According to the Government’s latest figures on dwelling stock, the UK has 605,000 homes lying empty, 205,000 of which are classed as long-term vacant, so there’s plenty of scope to unearth a renovation ruby from the rubble.

Harry Prynn at Knight Frank in Beaconsfield (01494 689268), whose client has recently renovated The Old Oak Barn in Kings Langley, Hertfordshire (sold for £650,000), advises buyers seeking a derelict property to register their interest with local agents first.

‘You’ll need to be a cash buyer,’ adds Ruban Selvanayagam, founder of Property Solvers (020–8226 6901), ‘as it’s exceedingly unlikely you’ll be able to get a mortgage on a dilapidated building. Also, keep an eye out for house auctions and contact private buying companies for referrals, as both deal with unmortgageable properties.’ (To be deemed mortgageable, a property has to have a working kitchen and bathroom and be structurally sound.)

A word of warning if the derelict property in question is listed. Regardless of whether it’s still standing or a pile of bricks, the rules remain steadfast: listed buildings can’t be modified without first obtaining Listed Building Consent through the local planning authority, a separate process to obtaining the usual planning permission.

Don’t let that put you off. Britain is home to some splendid abandoned country houses, such as Winstanley Hall in Wigan, Greater Manchester and Annesley Hall in Nottinghamshire. For further information on these buildings, contact SAVE Britain’s Heritage (www.savebritainsheritage.org).

Elsewhere, ‘old farm buildings have long been popular conversions, but there are all manner of buildings in town ripe for conversion, too,’ explains Edward Church of Strutt & Parker Canterbury (01227 473720). ‘We’re handling a former church hall, old shops, a former barracks and old cinemas. We also have the Old Public Conveniences for sale in Margate.’

Furthermore, renovation for investment needn’t be limited to homes. Guy Sampson of Savills (01890 820224) manages the Ford and Etal estate, where he recently let the former North Northumberland kennels (little used after 1982 when the local packs amalgamated) to Cheviot Brewery, initiating a joint scheme with the estate for the buildings’ restoration. ‘The Ford and Etal estate works hard to enable tourism and small businesses, despite being off the beaten track,’ says Mr Sampson.

‘We wanted to find a reason to repair these old buildings. The hunt kennels were a real eyesore with no obvious practical use or value and were in danger of becoming a safety hazard, so when we were approached to find a home for a microbrewery, it seemed fitting to bring light industry back into these former working buildings.’

The moral of the story is that new is not always better and derelict property can still have a trick or three up its sleeve, its potential limited only by your imagination (and the local authority). If you don’t ask, you don’t get.