Great_scot_selfbuild

@Berkshire_selfbuid the big question now is… what are you going to do with the £127k you're just saved 🤣

(Don’t rest until you get the reply that acknowledges you’re exempt and amount due = £0.00; and then the for that acknowledges you’ve commenced. Then you can enjoy all the other challenges!)

@Berkshire_selfbuid very pleased for you indeed. Do you need any help with the forms? (Can share my examples if you wish) Suggest you put both names (you & your wife) on the form, or at least consider it.

@Berkshire_selfbuidTake up this with point your MP & councillor. It'll be difficult, but be very objective, factual and succinct in setting out your situation and facts - as much as you have a right to be angry and emotional (which can come across when you meet them), you want the written statement of the issue that they leave with, to be really easy for them to take on and get actioned. One suggestion - write out your situation in full (especially adding the comment by @Alan Ambrose above) and then get Chat GPT to re-write it for you. Caution: I think Chat GPT works ok to give you a starter for ten, but I find any output needs adjusting to put it into your 'voice'). For example, this is what it did using just your first post... ******** Website: https://chatgpt.com Text entered into ChatGPT (Short intro then copy/pasted your first post) please re-write the following into a short brief to my MP setting out the situation:I'm currently part way through my self build (started Sept 24). The local authority emailed me today (9th Dec 24) notifying me that they are aware that works have commenced and that the CIL forms 2 and commencement notice have not been submitted. Therefore, if works have commenced, the full CIL charge plus additional surcharges have become due immediately plus additional surcharges for failure to submit the required forms. This is £124,000 plus £2500 surcharge!!!! I can see in the email chain that my architect was reminded in Oct 23 and again June 24 to complete the form. He never sent these to me. I’m a first time self builder so am not experienced to know the process inside out. Had I of known and been contacted directly by the local authority, I would have filled out the forms. I competed a demolition notice as requested on the local authority portal and sent to BC before commencing in Sept 24, I assumed this was all that was needed. Someone please help! I don’t know what to do Chat GPT response: Certainly! Here’s a more concise, formal version of your message that you can send to your MP: Subject: Urgent Help Needed Regarding CIL Charges and Surcharges for Self-Build Project Dear [MP's Name], I am writing to seek your assistance regarding a serious issue with my self-build project, which began in September 2024. Today, I received an email from the local authority notifying me that they are aware work has commenced, but the required CIL Forms 2 and commencement notice have not been submitted. As a result, I am now being charged the full CIL liability of £124,000, plus an additional £2,500 surcharge for failure to submit the forms. I have reviewed my correspondence and found that my architect was reminded in October 2023 and June 2024 to submit the necessary forms. Unfortunately, these forms were never forwarded to me, and as a first-time self-builder, I was not aware of this specific requirement. I had assumed that the demolition notice I submitted via the local authority portal in September 2024 covered all necessary notifications to Building Control. Had I been directly contacted by the local authority regarding these forms, I would have completed them promptly. I am now faced with a significant financial burden through no fault of my own, and I urgently need advice and support to resolve this situation. Could you kindly advise on how I can proceed or help me liaise with the local authority to seek a fair resolution? Thank you for your time and assistance. Kind regards, [Your Full Name] [Your Address] [Your Contact Details] This version is more structured and highlights the key points, making it easier for your MP to understand the situation and potentially offer support. *********** Combining the additional detail, context of governement housing policy etc. I think it could do well. In setting the task you can constrain the length by stating 'no more than 2 sides of A4, or number of words, or how long it takes to read (I thought I was going to have to go to committee and had it turn our planning statement into a speech lasting less than 4 minutes - gave me a great starting draft).

@Berkshire_selfbuid I have to agree with @SBMS I'm afraid (caveat: I'm no expert, and have only read up a lot on this having had my planning consultant put the fear of god into me at the start about CIL). In my case, my planning consultant and architect both very clearly exempted themselves from anything to do with CIL from the outset. What I've read elsewhere does suggest that councils are really (unnecessarily) punitive in their pursuit of CIL from self-builders who have fell foul of the process by mistake, so as well as contacting a solicitor (which I think will be money well spent, even though you may feel you can't afford it atm), I would also contact your local councillor (and MP) and try and meet them (with a follow-up visit to site if they're happy). Although the council will be just 'following the process', the councillors exist to support their constituents and as a self-builder you're not a developer out to make a quick buck. Although technically carrying no legal weight, getting the councillor on side with your situation could be valuable, the new government's focus on addressing the national housing crisis is well timed for you to leverage it in support of your situation. CIL isn't nationwide - not all councils implement a CIL, so it is in fact a choice - this combined with it being a policy (not statutory law applies nationwide) means that they could exercise the right to make an exemption. Very best of luck.

Our challenge was different (aren't they all), but reading your situation it sounds similarly difficult to my experience at the outset, so I feel like there is relevance in the strategy and approach I took. Here was my approach: Manage your expectations, risk appetite and budget - essential first step imho. Our expectations were: assume 12mths to get a refusal, prepare appeal (6mths), then go for appeal (18-24mths) whilst submitting second application but in general assuming it will take the worst case duration. Planning consultant (judged it to be a '50:50' chance). Initial visit and assessment cost £250. Architect (having approached a PC with local experience gave us a lot of credibility here). Developed a design, got all the possible surveys done and prepared an application. Our architect made a scale (physical) model - not specifically requested, but OMG it proved valuable! Wrote to all neighbours PRIOR to submitting application and local conservation group etc. Met those that wanted to and answered any/all questions (some had very strong objections, but our transparency and honesty were appreciated; they still objected, but we were fine with that and were happy that we could discuss it in person first). The physical model was invaluable in conveying the proposal to the neighbours and conservation group (much better than a CGI, which can appear too realistic and lacks the ability for ambiguity/interpretation. Submitted application... Lessons - engaging the neighbours in advance was one of the best things we did; it was based on how we would want to be treated if we were neighbours. For what it's worth, I'd take one of 2 approaches: Option 1 - no initial outlay Write to neighbours - set out situation and proposal. Although technically neighbour comments only carry weight if they are raising 'material planning considerations', the reality is that they can generate a lot of negative feel over a development and this can influence planners and/or committees. Some basic site information/maps/layout will help. Then approach planning consultant and the process above. Having some indication of the public opinion will be useful to the planning consultant and architect. Time is a great healer for people coming to terms with something that they may initially be vehemently against. The time it takes you to do the other activity will help them be more accepting of your design and detail when you go back to them prior to submission. Option 2 - Planning consultant fee initial cost Planning consultant initial site assessment. Broadly as above. Good luck in your approach.

Thanks for all the responses - happy that the feedback is consistently confirming that we need them, and like much of the BR, it's something we've just got to 'suck up' and get done. The company we used for the as designed SAP during planning proved competitive then and we got more quotes for the construction phase and they're still competitive, as well as being good to deal with. Although the technical detail and calculations interests me, I think this is something that will be good to have done professionally for us and add value to the huge amount of data we'll have compiled by the time it's built - I figure it'll add value in the end. We're just going through the process of selecting our timber frame manufacturer atm, and finding that the budget cost juggling is a complex relationship of interdependencies but we're getting there and still on track for our target of starting in March. At the moment...

Are detailed Psi value calculations required for building control, and how expensive are these to get done? A quote for SAP calculations etc. includes a large amount required for detailed Psi calculations, but I thought this was only relevant if we were aiming for Passivhaus certification (because it came up in discussion). I want to know what the minimum is that we require for energy calculations. The quote in the proposal below mentions "The new Part L 2021 has removed the ability to use Accredited Construction Details for thermal bridging calculations. This means that the dwelling will need to use calculated Psi values for all thermal bridging junctions that occur in the dwelling ", but the way I read para 4.18 in Part L (see attached screenshot) implies there are standard values that can be used? (table K1 etc.) Situation: We're building a new house from scratch (no existing buildings). Seeking high performance structure, 0.6acph (MVHR etc) but not going for passive certification. Planning required 'as designed' SAP calculations to be submitted prior to approval - the figures submitted were estimates as the detail of material selection/exact suppliers for windows etc hadn't been decided on (in case we didn't get through planning). SAP Proposal received: ****************** Part L - Our fee for carrying out SAP energy rating calculations and providing a Part L1A (2021) BREL compliance report and a Predicted Energy Assessment to support a Building Regulation submission together with the provision of an Energy Performance Certificate upon completion is £x plus VAT. I have attached the guidance for photographic evidence which is required on all new build SAP Calculations under the new Part L 2021. The photos taken on site will need to line up with the psi value calculations which I will outline below. Part G - Our fee for carrying out the Part G Water Efficiency Calculations is £x plus VAT. Part O – Our fee for carrying out Part O Compliance Calculations under the ‘dynamic method’ is £x plus VAT. Psi Value Calculations – The new Part L 2021 has removed the ability to use Accredited Construction Details for thermal bridging calculations. This means that the dwelling will need to use calculated Psi values for all thermal bridging junctions that occur in the dwelling (I have attached a rough diagram which show you where these are). With cavity construction there are most of these details available to download for free depending on the method of insulation - https://www.recognisedconstructiondetails.co.uk/ . As this project is timber frame/SIPS I can produce a full set of Psi value calculations for project . Once calculated these psi values can be used on every project going forward so long as the construction remains the same. It is difficult to ascertain exactly how many junctions there will be at this stage. But roughly there will be: E2 – Lintels E3 – Window Sills E4 – Window Jambs E5 - Ground Floor (Normal) E6 - Intermediate Floor E11 - Eaves at Ceiling Level E12 – Gable at Ceiling Level E13 – Gable at Rafter Level E14 – Flat Roof E16 – Corner wall detail E17 – Corner wall (inverted) detail R1 – Rooflight Head (We can likely use the default figure and not calculate this junction) R2 – Rooflight Sills (We can likely use the default figure and not calculate this junction) R3 – Rooflight Jambs (We can likely use the default figure and not calculate this junction) R6 – Flat Ceiling R4 – Vaulted Ceiling Depending on the final construction method I would expect a couple of the junctions not to be needed. Roughly there will be 13 (16 with rooflights) junctions on the project. Our fee for producing bespoke calculations is £x plus VAT per junction (this will not be required for traditional constructions in line with the recognised details link above). So roughly speaking the fee for this work if it’s a timber frame project will be around £x plus VAT. I appreciate there is a lot to take in on the new regulations so please feel free to give me a call If you would like to discuss anything. A unique SAP calculation is produced for every dwelling to meet the requirements of Part L (2021) of the Building Regulations. Our fee includes advice on cost effective compliance and value engineering based on client needs; the provision of Predicted Energy Assessments (PEA’s) and BREL Compliance Reports signed by the SAP assessor to support a Building regulation submission. Once construction is complete, we will produce the As Built BREL Compliance Reports, and offer a same day turnaround for generating Energy Performance Certificates (EPC). Arcadian Architectural Services Ltd issue EPCs via an electronic link, from which you can access the EPC and download for your records, or we can provide pdf copies. If alterations to the issued design stage BREL Compliance Reports are required as a result of specification or layout/design changes, additional fees may be incurred. Our fee may be subject to change under Approved Document L 2021, pending Government guidance on the implementation of photographic evidence required for thermal bridging. With effect from the 15th June 2022 to achieve construction approval, Building Control require evidence, through photographs, throughout the build process of all thermal bridges. Photographic Evidence is the responsibility of the builder/developer and to be provided to your Energy and Sustainability assessor as construction progresses. For more information refer to Appendix B of the revised regulations: Approved Document L: Conservation of fuel and power. ****************** Appreciate your experience / advice.

The electricity company form appears to want you to calculate it / show figures. There I was just wanting a quote for single phase or 3-phase.

It's in the title really, and I'm short on time to scour the internet for how I calculate the total load. We don't have everything specified yet, but to give an idea: 4 bed house, high-performance timber build, ASHP (6kW). It will also have MVHR, a 7.5kV EV charger. I'm sure we could run off single phase power if that's all they had on the street (the power company doesn't know until they do a full application and in-person survey?!?), however, we want them to quote us for 3-phase power so that we have it installed as future-proofing, or rather so we at least know what the cost difference is and whether it is even routed nearby. If we put the demands in for single phase, I just don't want them to only quote for single phase. Hopefully that makes sense? Grateful if one of you would offer some advice. Many thanks

@Gus Potter fantastic response - really appreciate you taking the time to be comprehensive. Happily, I spoke to an SE this week familiar with designing gabions for just my sort of problem and even better his feedback was almost identical to your response above. We have a positive direction of travel!

@Gus Potter Thanks - it's good to know we're on the right track (we have just had borehole samples taken, SPTs conducted and soil analysis to take place over the next couple of weeks. We have a detailed topo map and the driveway will be topped with a fittleworth stone finish. Can you advise how to find the right type of SE for designing gabions? (this is the bit I'm struggling with atm)

@Conor see OP - we're looking to create a level surface for the driveway which traverses a sloped area of ground. The gabion's would be topped with a cellweb layer and finishing topping, providing a free-draining driveway so the roots/area under the driveway still get water to them.

@ToughButterCup Can you please elaborate? Was it for a similar task (gabion / driveway)? Can you share any details? Thanks

A seemingly simple task. I know I need a structural engineer with a Civil / Geotechnical specialism, who has experience in designing gabion walls. Any recommendations on how to sift the internet to avoid wasting lots of time? I'm in Farnborough, Hampshire. Summary of the task: Driveway traverses a slope, but we can't dig into it because of tree roots. The design recommendation we've had is to use Gabion baskets to build up the lower side to create a level driveway surface (rather than lots of layers of 'Cellweb'. I've spoken to an experienced engineer familiar with gabion baskets and confirmed they have done this for other jobs (car parks etc...) so it is possible, but they're at the other end of the country and recommended finding a local engineer (who highlighted that the term 'structural engineer' covers very wide range and so I need someone with the right sub-specialism). Thanks in advance... Dave

I'm just about to start sizing up the plant room space and trying to keep it as small as practicable - would you mind sharing any details of yours? (please DM if not wishing to share too much publicly). Many thanks, Dave

Thanks for this post and keeping it updated - I'm following closely as we're starting to look at this for our build (builder had just mentioned to us yesterday to ensure that rainwater drainage mustn't be directed to the waste water drainage field). We had been recommended the Klargester Biodisc, partly as being the quietest treatment plant on the market (we're in a very quiet location and weren't aware of the noisy created by air blower pumps until it was mentioned to us). Good luck with the build.

Any advice on how you finish the edge to prevent it just crumbling away? (I've used tarmac for individual pothole repairs, but without a firm edge to compact it against, I think any vehicle weight on it would just cause the edge to collapse and push the tarmac out the side).

(See attached photo) I’m looking to repair some potholes and general wear and tear along the unadapted lane leading to our site (‘driveways’ seemed to be the only suitable topic area - let me know if theees a better one to ask this in) This deep pothole is on the edge of the tarmac road surface, where it meets the gravel. can anyone advise on the best way to repair this? Many thanks

So,... We already own the land (have done for a few years), land registry details are updated and correct, we have the title deeds. We gained planning permission during our ownership. We're applying for a self-build mortgage and have been told we need a solicitor for the conveyancing. I'm just struggling to understand why we need a solicitor and what they have to do for us to get a self-build mortgage. Even if we have to accept that conveyancing is required, the quote we've received (see extract attached) includes a lot of fees that are nothing to do with the conveyancing but rather land registry activity that we've already done and already have the documents for. A land registry title and plan only cost £3 each. Grateful for any light that fellow build-hubbers can shed. TIA. David

@Gerhardt did you manage to source a pivot door? It's something I'd really like on our build, but the cost is out of this world through the big suppliers.

Hi, We're just really starting to plan our the construction of our build after 2.5 years in the planning system. I've amassed plenty of knowledge of the planning process, how subjective it can be and how important it is to manage your own expectations from the start. It's also shown me first hand why land with planning permission is worth so much - those that can get a site from nothing to approved have put a lot of risk on the line if like us you have bought a blank site. I believe a lot in knowledge capture and exploitation, so although I'll be here to learn and draw on others for the next phase, I'm keen to share an unhealthy depth of planning experience and knowledge I've now amassed. Initially I'm holding off from publishing our exact planning reference number etc. Our Initial Process: Our rough process at the start was: Purchased land from family based on valuation of land with no planning, and actually paid more than a neighbour had offered shortly before (so the risk wasn't the same as buying 'any old plot' - there is a lot of history and ties for us to wanting to preserve this parcel of land whether we achieved planning or not). Reviewed all the planning applications for the immediate lanes and roads to understand the likely reasons for refusal (we already knew planning was difficult to achieve) and, importantly, note the architects and planning agents that had been used successfully. Searched for local planning consultants and spotted a name that was familiar(!) - they were previously the head of planning for the LPA for 15+ years and had signed off many (many!) refusals and approvals in the immediate area. Approached this planning consultant and they attended site (£250) and basically thought we may have a 50:50 chance, weighing everything up. Asked his view on some architects - he reluctantly gave a couple of names (not endorsing them, but as examples of some he'd worked with) We searched locally for an architect and approached two. We were upfront with them about approaching a couple of different firms, both attended site (free - very local) and we selected one. They clearly have a lot of approaches from people 'who have bought some land...'; what gave us significant credibility was that we had a planning consultant (who was well known and respected) who thought it had a chance; by all accounts, he was known for being pessimistic and so 50:50 was apparently pretty good from him! ...and then we got stuck into the detail. Expectations: We'd set our expectations (based on the planning consultant's advice) as: Expect it to take 12mths for the application to be refused (having trawled the LPA planning history it seems to be a right of passage for any new dwelling application, just to see if you really want it). Appeal - expect this to take 18-24mths. Review the refusal and submit an amended application in parallel to the Appeal. Timeline (attached): I've attach a timeline summary of our first (refused) application, which we ensured our planning consultant included in our appeal submission - maintaining a meticulous action log of all emails and phonically during our planning process proved invaluable. Summary: Here's a small extract of a summary that I ended up including in a few of the documents submitted in the second application - putting this at the front really helped land the salient points of the development. As with any application, there are a lot of site specific details and it's a skill writing something that is short enough to be read - including this bulleted list at the start gave me more confidence the LPA (and committee if it went that way) would see that I'd covered off the main areas they may seek to refuse. We submitted a very comprehensive full planning application so that they had to work hard to find a reason for refusal. It worked, because it got approved. a. Not a developer-led application; applicant-led and meets criteria for Self-Build Housing; the applicant is registered on Part 1 of the Custom & Self-Build register. b. Proposal is for a single 4-bed house, single external garage (4 parking spaces) and external home office. c. 0.84-acre plot; private garden. d. Last undeveloped plot along the lane. e. The plot boundary has been set out since 1909 as part of the low-density design of the area. f. It is not a sub-division. g. It is in the developed settlement area. h. It is at the intersection of two dead-end unadopted private roads. i. Mains services run directly past the plot. j. It meets criteria for being classed as windfall and infill. k. It is not in a conservation area. l. It is not in an AONB, AGLV, or green belt. m. It is not overlooked by any neighbouring properties n. Although there are many trees on the site, it is not ancient woodland (closest ancient woodland is ~400m away). o. It is adjacent to a small public wood. p. There are no TPOs on the site. Protecting and preserving the trees was the over-riding brief to our architect. Application proposes removing 2 low quality trees. So, that's us and if you have a plot with a lot of trees and you're trying to work with them rather than fell them, I'm happy to share my experience. Kind regards, David Instagram: @Great_Scot_Selfbuild; https://www.instagram.com/great_scot_selfbuild?igsh=bGJtcWVwdzR2ZHA5 Great Scot! Planning Timeline (for buildhub).pdf

Just for reference if it helps anyone, here's the email content I sent to my CIL team (who were actually responsive by phone and email), they couldn't offer advice on the regulations - they are under instructions to only be able to point to the regulations, paste them verbatim but not offer a view on whether the work is in/outside them. The phone call confirmed that my interpretation was correct, but the email they would reply with could only agree that the regs I was citing were current and correct. It gave me enough to know that I was the right side of the line. ************ Email content ************ Dear CIL Team, I’m still looking to get our Form 6 approved against tomorrows date, but I have looked further into the government regulations and their definition of ‘Material Operation’ in relation to the extract in your email below. Based on the Gov definitions (CIL / Town & Country Planning Act), the investigative holes (which will be filled back in) do not actually constitute a ‘material operation’, therefore it can be undertaken prior to the Form 6 approval (and would avoid me rescheduling this work). However, I would like a response to confirm that you agree with this. The relevant links and extract are provided here: Gov CIL Regulations: https://www.legislation.gov.uk/uksi/2010/948/contents Gov definition of commencement: https://www.legislation.gov.uk/uksi/2010/948/regulation/7 Commencement of development 7.—(1) This regulation has effect for determining when development is to be treated as commencing for the purposes of Part 11 of PA 2008. (2) Development is to be treated as commencing on the earliest date on which any material operation begins to be carried out on the relevant land. (3) Paragraph (2) is subject to the following provisions of this regulation. (4) Development is to be treated as commencing on the day planning permission is granted for that development if planning permission had previously been granted for that development for a limited period. (5) Development for which planning permission is— (a)granted under section 73A of TCPA (planning permission for development already carried out); or (b)granted or modified under section 177(1) of TCPA 1990 (grant or modification of planning permission on appeals against enforcement notices), is to be treated as commencing on the day planning permission for that development is granted or modified (as the case may be). (6) In this regulation “material operation” has the same meaning as in section 56(4) of TCPA 1990(1) (time when development begun). Gov definition of material operation (TCPA 1990): https://www.legislation.gov.uk/ukpga/1990/8/section/56 (4)In subsection (2) “material operation” means— (a)any work of construction in the course of the erection of a building; [F9(aa)any work of demolition of a building;] (b)the digging of a trench which is to contain the foundations, or part of the foundations, of a building; (c)the laying of any underground main or pipe to the foundations, or part of the foundations, of a building or to any such trench as is mentioned in paragraph (b); (d)any operation in the course of laying out or constructing a road or part of a road; (e)any change in the use of any land which constitutes material development. Many thanks, *******

Success! Thanks @Alan Ambrose I’ve used your comment to track down the links to the Town & Country Planning Act (TCPA), 1990 and had the council agree that as long as our work isn’t any of these elements - which they agree it isn’t - then we don’t need to have formally commenced.

@G and J @Alan Ambrose UPDATE: Just managed to get a response from the CIL team - they included the following extract. In addition, having spoken to the team that I would be using to do the investigation holes, they have experienced in the past that even this preliminary work, because it involves using a powered tool (generator and air spade) then it has been considered to be a material operation. Therefore, I'm working with the CIL team to try and get the Forms 2, 7pt1 and 6 approved & accepted by tomorrow so that we can go ahead as planned. Thanks for your responses - useful to just think it through out loud and share the issue. The CIL regulations definition for commencement is as follows as per Regulation 7: Commencement of development 7.— (1) This regulation has effect for determining when development is to be treated as commencing for the purposes of Part 11 of PA 2008. (2) Development is to be treated as commencing on the earliest date on which any material operation begins to be carried out on the relevant land.