How to develop a Petrol Station into 42 homes with a GDV of £16m in Hounslow, London.

5 Nov

Study: Hounslow petrol station

In this video, I calculate the housing capacity of a petrol station site located at 344 Stains Road in Hounslow. I use Ordnance Survey mapping to locate the site and HMLR data to examine ownership boundaries. I assess the potential constraints such as conservation areas, listed buildings, and flood zones. I also explore building heights in the area and consider the GDV of a four-story building with the possibility of expanding to six stories. I discuss the layout and unit types, as well as sales values and build costs. Finally, I evaluate the potential number of homes, GDP, population, parking spaces, and play space on the site.

Key points:

How much does it cost to convert a petrol station to residential?
How high can you build in Hounslow?
What are the main constraints to consider in Hounslow?
How dense can you build in Hounslow?
How much is a petrol station site worth in Hounslow?
What are Hounslow’s parking requirements?
Can you build single aspect flats in Hounslow?

0:00 Introduction
0:26 Locating the Site
0:59 Building Heights
1:26 Designing the Flats
2:01 Optimizing Unit Placement
2:36 Analyzing Housing Capacity

Transcript (auto-generated)

0:01 Okay, so I've been asked to look for a look at the housing capacity of a petrol station site in Hamslow. 0:09 This is the address. Let's quickly find it here. 344 Stains Road. This looks good. I'm going to put it on Google Maps just so we can quickly see if we can, oh, there it is. 0:23 That was pretty straightforward. That's, that looks like a petrol station. Put it back to Ordnance Survey. Let's have a look at what the kind of ownership boundaries are. 0:33 So there you go. So this is, this is a site pretty straightforward. Let me just move with this out of the way. 0:37 So, okay, so what, any constraints there are around the sites? We might need to check conservation areas. Listed buildings, flood zones. 0:44 It looks like we're pretty, looks like it's a pretty easy site. Okay, there's a conservation area in some listed buildings up there to the, to the northwest, but nothing, I think that'll impact the site too much. 0:57 So let's get back into it here. And building heights, I wonder what kind of this building heights around that area seem to be. 1:04 Okay. Kind of some three to, three to four, six, something a little bit higher here on the right of up to six stories. 1:15 Okay, so that's, that's useful, so I think we can probably get something. Maybe we'll test the four-story building first. And then maybe depending on what the figures are we can push it up to six if we're feeling a bit risky. 1:26 So we're looking at kind of a block of flats here. Try nice efficient double-loaded corridor types say something around. Let's see if we can push this to say seven units. 1:37 On each floor. And as I said, let's try firstly a four-story building, a mix, something kind of pretty equal a little bit, some, kind of, some studios, kind of a few three beds. 1:48 Not too many. I'm going to keep the pre-populated sales values here. And let's put a build. We've lost 3,000 square meters, that makes sense, in Hallensville probably. 1:56 So, drop this building in here, and let's see what we can get. So, I mean, we could put the building, I'm going to put the building kind of more, kind of north-south so then we don't have any single aspect units any north-facing single aspect units. 2:09 And we can see here, okay, we can get 28 homes a GDV based on those sales values of just, kind of, nearly, kind of, 11 million, a build cost of 5 million pounds, okay, so build cost kind of 50% of the GDP here population 47 people child yield of 8 people so we'll probably need to provide some place space 2:27 for children but we can see here there's about 650 square meters left on the site that we can provide that. 2:36 We've got kind of well over half of the unit or dual aspect and as I said before because we're putting the block kind of mostly north south there isn't really any north facing single aspect units. 2:47 Hounsel needs kind of a maximum of 22 parking spaces we can probably kind of push that down a little bit and as I said there's 650 square meters left on the site to put this. 2:57 And a sale of 222,000 pounds. Okay well I wonder what would happen if we were to push to say to 6 storeys right so a little bit riskier but but we start getting kind of okay 42 homes okay that's kind of looks a bit better a gdv of 16 million just over 16 million again kind of a bit more the number of 3:20 children are a bit higher kind of 12 children but again with 650 square meters left over on site i'm sure we can accommodate the play space so yeah that looks pretty good looks like quite a viable site we just have to see if we can push up to six stories and rather than four but but both ways it looks 3:38 pretty good