Mr Punter

No need to apologise but I am interested in knowing your reasoning? I thought this would be regarded as their garden, and they would get PPR relief. I could be mistaken but it has been the case where I have bought garden plots from others.

The through coloured stains like hell. Sand :cement:lime, even when left unpainted, looks fine and can weather well if you don't use exposed beads. Here are some garden walls we did 23 years ago.

No. Get a new accountant. VAT is not chargeable on the supply of new build housing.

That is great news. I did wonder what constituted finished. I have only done an office to resi and it only took a year. Make sure you in writing EXACTLY what is required so you don't get any nasty surprises. They may want you paying council tax or have insurance or building regs completion or whatever. Once you have in writing what is needed you can relax (but only a bit!).

If you get on OK with them, ask what they think would be best. It needs something to stop the wall just getting soaked.

Have you just had a flashback?

Waste of time and money. They used to do these when it first came out. Now it is self cert.

The requirement in part g is self cert. Just a note from you saying that the dwelling meets that standard. Done.

That is interesting. What would you fail? Was this an additional planning condition, on top of the standard building regs part g / Code level standards?

Just submit another scheme, with an attenuation tank. You can easily pass the water consumption and you will not need rainwater harvesting to do this. It is a waste of money.

I have just had a lender valuation on an investment property we just bought where I thought I had overpaid a bit and it came back valued at the sale price.

Adequate, satisfactory and acceptable are fairly common terms. The £50k reduction in a year is a bit much. Was any reason given?

Sorry I should have said on the sale of new build properties. I was answering their point of

Was the rainwater harvesting a planning condition, like "submit details of xxxxxx system"? If so, either do another application to discharge the condition, stating that the rainwater system was not viable. Alternatively just do not install it, as planning will not check.

Use 15mm.

Off the shelf ltd company is quick and easy to do. If you VAT register you can reclaim all your VAT. You will need professional advice from an accountant. If you intend to let, you may need 2 companies, one to develop and one to let, as you may otherwise be unable to reclaim the VAT. Company A would hold the property and get Company B to design and build. Company B is VAT registered and can reclaim. They hand over finished property to Company A, who let it out. Ltd cos can be setup online v. quickly and cheaply. You would be best getting an architect to do a full design to include planning consent, building regs and full construction and tender information. You need someone who is used to doing this and deals with contractors in your area. Get a full turnkey build or you will have potential nightmares. You may also need a contract manager part time. You could also consider a design and build where a contractor undertakes on a fixed price to construct the housing to a specified standard, achieving specified performances and the rest is up to them. Bear in mind that you may not make much more doing this than you would if you just sold up to a developer.

Hello @Antz99 and welcome. If you sell the plots to others you can take the money free of any tax. This is 100% the course I would recommend unless you have lots of experience and funding. If you choose to build yourself or get others to do this for you, you will be a developer and tax will be due on the profit. Setting up a limited company, bank accounts, registering for VAT, CIS, obtaining appropriate insurances etc is a big undertaking and requires a large amount of paperwork. In any event, there is no VAT on new build.

Martin Goodall's planning blog has a few references to the 3 year class q rule: http://planninglawblog.blogspot.com/2018/04/class-q-revisited.html

Yes, with normal planning consent, once you start it is locked in forever. With class q it must be completed within 3 years. Now you have the class q it may be that your council would look favourably at a full planning application, so you could just do the work in your own time.

The ply orientation will not make any odds. You could use OSB if there is no ply about. Any glue will be OK or none if you don't have any. This is prob mostly a detail that get omitted but your drawing looks fine. Get on with it before someone felt and battens and you can't get to it.

There are rooflights that do not need an upstand. Velux do them now. There are cheaper ones out there too. As long as the flat roof has a decent fall you will be fine. Framing out larger openings is not too expensive. Just go for what you want and see what the cost is. It normally costs nothing to get quotes.

I am afraid you are mistaken. The approval will not contain a condition on completion as that is taken care of in the law. If you don't believe me, ask a planning officer or planning consultant. With normal planning consent (not class q) you can take as long as you like, which is what your friend did. Please get proper advice on this as it could cause massive pain later.

Often the planner's arbor person will just look at Google Earth, see there are no trees and not impose any condition. You should be able to deal with this in the Design and Access statement.

It is very important that @LSB understands that their development MUST BE COMPLETED by 7 July 2023. They are suggesting it may take 5 years plus. They may want to contact their planning department to confirm.

You offering?