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Ideally they should trip when they detect a short between live and earth not wait until the remote leak is via a human!

You definitely need planning permission to build anything between B and the road, eg in that box on your drawing. That's because of paragraph/point 3 here... https://www.planningni.gov.uk/index/advice/advice_apply/advice_apply_homes/advice_around_home/advice_home_structures.htm 3. No part of the shed / greenhouse / building is in front of the principal or side elevation of the original house that faces onto a road. It seems clear to me that B is (at least) a side elevation facing a road. Edit: in fact side C is the only place you could put an outbuilding without planning permission as all other elevations face a road.

I share your frustration with the planning rules. I had a quick look at your photos and I think your first issue is to work out if the proposed location is "forward of a wall forming the principal elevation" of your house. The principal elevation is normally the side facing the road but it's not 100% clear to me which elevation that is on your house. What looks like the side to us, the planners may call the principal elevation. You may have to get that determined by the planners.

Ask for a discount.

This web site uses three words to identify any place on earth to within 3meters.. https://what3words.com So for example the entrance to Downing Street is cheer.daily.vanish. So why not look up the square for your front door and the three words it's been allocated. Then name your house that so the three words are in your address. Means any delivery driver with the app can easily find you.

How does the new height compare with other houses nearby? I would spell that out in any revised application.

It took us several days to compare and correct three quite different quotes because they had made different assumptions or ignored things. If after that exercise you still get wildly different quotes consider getting a Quantity Surveyor to work out what he thinks it would cost to build. It's not cheap but then you know which of the quotes is the most realistic or which has under priced the job and might not hang around to finish it.

My understanding is that using a mole is far better for the trees than even hand dug trenches. However you need pits at intervals to start/end and change direction. See para 4.5 if this link works.. https://www.google.com/url?sa=t&source=web&rct=j&url=https://www.rossendale.gov.uk/planx_downloads/2012-0517_Guidelines_for_Utility_Services.pdf&ved=2ahUKEwj20Ynf-qDhAhWyThUIHaVyBqoQFjATegQIAhAB&usg=AOvVaw1SBK9Pejit1n9k6AbUPUKq

You could reply saying that you understand they must charge VAT on everything but they must also charge it at the correct rate or they commit an offense. Not everything is standard (20%) rated. Some things are 5% and others such as work on a new dwelling must be charged at 0% (Note that 0% is not the same as VAT exempt).

What's the wording of the condition? How does it define "heavy"? I'm wondering if it's unenforceable.

Sorry if you already know but...Make sure you have you CIL exemption granted and you notify them of commencement before doing anything on site or you risk loosing the exemption.

Could you centre the tray and tile both walls?

We only have house names and it's a pain. Sometimes courier drivers just can't be bothered to drive around looking for the house, especially after dark in winter. I now routinely enter the second line of my address as "House on right of church". I also get calls from overseas companies because they always have numbers and don't understand when I tell them my house doesn't have a number.

I would check with the planning office what visibility splay is required and see if you can meet it. If you can then submit a planning application. If not then consider reducing a section to 1m high. If you own the land bordered in red it looks like other enlargements are possible.

Normally you would be allowed but as others have said there is a 1m height limit next to a boundary. That doesn't mean you can't build a 6ft wall but you would need planning permission. You should be able to get a title plan from the Land Registry web site via email for a £3. Beware of fake land registry web sites that can look more professional than the real one! All they do is charge more and get the plan from the real LR web site. The real site is here.. https://eservices.landregistry.gov.uk/eservices/FindAProperty/view/QuickEnquiryInit.do?_ga=2.19072443.2041850150.1553521796-652438527.1526896499 if that doesn't work you may need to register here first.. https://eservices.landregistry.gov.uk/ Once registered enter house name/number and post code and it should offer you a Title Register, Title plan and flood risk indicator. You want the title plan. They sent it by email as .pdf last time I used it.

If your council has a 20m rule you will need to check the exact wording. May only apply to 2nd floor windows. http://planningobjectionletters.co.uk/articles/private-matters

Regarding the cable... If you can mole rather than trench it should keep the tree officer happy.

160mm for the whole lot? I would go with 100mm PIR and 60 mm screed with reinforcing in. What's going on top? It can be hard to stick tiles to some types of liquid screed.

+1 The key it that your exemption must be granted and your notice of commencement received before you start work on site. Best ask the council to confirm receipt in writing (include an SAE?) rather than relying on using a signed for delivery service. Our planners signed for brick samples, lost them and the person that signed for them couldn't be identified from the sig.

My understanding is that the lambda quoted for CE marked PIR (eg that complies with Harmonised European Standard BS/EN 13165) is the average value predicted over 25 years. In addition the degradation mostly happens over the first 8 years and then slows. So for most of the 25 years it will be close to the quoted figure.

I would also just build a shed in your garden. I suppose if worried you could look at one of the trendy (?) "shepherd’s" huts on wheels. It might also be worth looking at Part 7 (Forestry Buildings and Operations) of the General Permitted Development Order 1995 (GPDO). This website has some info suggesting you can build a shed in the woods without planning permission as long as it's for forestry use only. Beware they are trying to sell woods so might put a favourable spin on things... https://www.woodlands.co.uk/owning-a-wood/woodlands-and-planning-legislation/

A small rise is annoying/trip hazard. Perhaps just add more floor insulation on the lower area? I think there must be a "landing" at least 400mm deep between door and rise. That's what we have upstairs.

Ok so despite the above I still think you can apply for a certificate of lawfulness (to effectively get retrospective planning permission for the building) then repair the roof without needing further planning permission.

Humm. Ok I've just found this which contradicts what I've said above. Apparently what I've said above applies to the roof of your house but not an outbuilding. https://www.self-build.co.uk/question/is-complete-roof-replacement-on-an-outbuilding-permitted-development-and-does-it-require-a-building-regulations-application/ Is complete roof replacement on an outbuilding permitted development and does it require a building regulations application? 15 February 2016 I have an existing 21m2 concrete outbuilding in my back garden with flat (slightly pitched) corrugated sheet concrete roof. It forms a boundary with my neighbour on one side and is just over 3m high but was built decades ago. The roof is beyond repair so I intend to replace the entire roof structure with a fibre glass roof system which will mean adding additional structural support. It will continue to be used incidentally. Is replacing the entire roof permitted development and would I need to submit an application to building regs prior to starting work? Answers As the building is over 2.5m tall, and within 2m of the boundary, it does not fall within permitted development rights. Replacing the roof will therefore need formal planning permission. Roof covering renewal is one of the activities covered under the competent person’s scheme so if a proficient person is contracted for the work there is no need to notify building control as the tradesperson will be certified as fully qualified for the job in hand. You’ll find similar schemes for replacement windows (FENSA), boilers (Gas Safe and OFTEC) and other types of home improvement. Go to www.competentroofer.co.uk to find someone in your area who qualifies. You will receive a certificate of compliance at the end of the project. Mike Dade (planning consultant and Build It expert) 13 May 2016

In general repairs to a roof do not need planning permission even if they involve taking the whole roof off and replacing it. However repair means replacing it with something that is virtually identical (at least on the outside). If you want to do more than repairs and actually make significant changes (eg to the size, shape, height, and possibly colour etc) then you would need to check if the end result will be within permitted development. If it would be within permitted development then planning permission is not required. If the original building is more than 10 years old it then it does not matter if it was built with permission or without and is outside permitted development rules. After 10 years the planners can no longer take enforcement action for the original breach of planning. You can repair it without needing to change anything to make it comply. But make sure you take photos, ideally with height poles, so you can prove the height/location hasn't been changed should anyone question it later. If you are the sort of person that likes paperwork in order, you could apply for a certificate of lawfulness on the grounds that they cannot take enforcement action after 10 years. They would be unable to refuse this if you can prove it's been in breech for more than 10 years (in some cases they only have 4 years). No. See above _repairs_ do not need planning permission. Neighbours can be funny about "overhangs". Officially nothing can overhang a property boundary without permission of the neighbour. However many properties have such overhangs with nothing in writing. If you are removing part of the roof that currently overhangs with a new roof that overhangs make sure it doesn't overhang further. Best keep on good terms. Let them know your plans to repair the roof "so it doesn't blow off and land in their garden etc". If you need to demolish and rebuild the whole building then the answers above might be different.