DevilDamo

Information found via the website, Planning Resource states... The point here is that if not deemed to be "adjacent" to a public highway this fence would be permitted development by virtue of Part 2 of the General Permitted Development Order 1995. This question has arisen at appeal several times and Development Control Practice at (12.31) contains a number of relevant case summaries. The thrust of these decisions is that a wall or fence may be sited back from the edge of a highway and still be "adjacent" to it provided that the function of the enclosure is clearly to define the boundary of the property concerned from the highway. As each situation is different there is no common standard for setback distance that may be deduced from cases. An appeal decision from Tunbridge Wells determined last month is of interest as here an inspector concluded that an enclosure which lay 1.7m behind a footway was not adjacent to it. The situation here was that there was a substantial bed containing young trees and shrubs in front of the fence in dispute. The inspector felt that this bed was a feature of some substance in its own right separating the fence from the footway. In addition the inspector averred that the distance which separated the fence from a person standing on the footway was such that the person could not touch the fence without entering the land belonging to the property. This he argued meant that there was no sense of "immediacy or proximity" of the fence. I look forward to this inspector's "arms length" standard being introduced in future disputes of this type! LPA’s have different interpretations of the rules. In my opinion and in that location, you’d require Planning to erect anything above 1m. Unless the existing situation is higher, which can be replaced at the same height.

The PD rules for fences, gates are quite clear... https://www.planningportal.co.uk/info/200130/common_projects/20/fences_gates_and_garden_walls Where are you getting this 2m length from? Anything outside of your ownership will require third party approval, which would be the Highways authority.

What advice has your architect/agent given you?

@Gus Potter I don’t know if it’s just me but when I read your posts, I often struggle to see how they answer the original question(s) but go off on a tangent!?! Back to what I believe are the OP’s questions... “They only come to site when I contact them and request their attendance.” That’s normal for all BCO’s as how are they to know what stage of the build you’re at? “requesting that I email them a monthly progress report.” That doesn’t seem normal but may be they way they are operating in the current climate. Some BCO’s are carrying out visits, some are requesting photos and others (like you say) are requesting reports.

Irrespective of the new front door/window, the conversion itself may require Planning if your PD rights have been removed or there are existing conditions that prevent the change of use. Your LPA are really the ones who could confirm the PD situation. See what advice they can provide in the first instance.

All I’m trying to say is make sure it is a rule, policy or indeed guidance of your LPA. The rules vary so much up and down the country that it’s not a one rule fits all.

So where have you got the 45 degree rule from?

@Paul17 Can you provide a link to this advice and guidance as each LPA adopts slightly different principles? From experience, the 45 degree rules commonly apply two storey extensions while there’s a more relaxed 65 degree rule for single storey extensions. These are used on plan form. The 25 degree rule is usually that on elevation form. However, these angle rules are more guidance than actual Planning policy. Remember the affected windows are normally those that serve habitable rooms and are principal windows.

It’s not only about knowing how to design but what to design and by taking into account both Planning and Building Regulations.

@Andy H As the proposals require BR’s, which would normally involve providing them with some drawings, why not use those drawings to deal with the PD side of things? If you’re confident the proposals are PD, there should be no harm or comeback should you deal with that side of things sooner than later.

@Gus Potter So what’s your answer to the OP’s question!?! ?

They can but is highly unlikely. The suitably qualified arboriculturalist would have advised and designed the excavations in accordance with the British Standards along with relevant rules and policies.

@Hilldes This will help... https://www.bauder.co.uk/technical-centre/design-considerations/flat-roof-design-considerations/thermal-design-insulation-and-consideration.

For a warm roof, the VCL should be above the ply (or similar) deck so is above the joists, not below them. That would mean you could use the joist depth to accommodate downlighters and extract ventilation. A cold roof would be different as any penetrations through the plasterboard is likely to puncture the VCL, which would be positioned below the joists. The service void depth ultimately depends on your choice of fittings and ducting. In my opinion, a min. 75mm void should suffice.

Saw @PeterW had replied earlier and didn’t need to anything further ?

Providing the structural engineer also has civils experience. The smaller one (wo)man type bands generally specialise in one or the other.

In what way are you concerned in not being able to comply with ADB?

That’s fair enough. It does seem the more expensive way of going about it. Even if you were to be happy with a 3m height above ground level, which reduces excavation and costs. But you’re at that stage now so no point dwelling on it.

This ^ ^ ^

That is quite some effort all in order to keep it within PD. I assume formal Planning wasn’t an option?

How much are you excavating, in excess of 1m?

What is the wording of the condition, normally the first condition?

Nothing wrong with angled walls, especially those with a gable roof. In terms of Planning... yes, it will be required. You’ll need to check your LPA’s policies on two storey extensions against a boundary. Even though you’re proposing a first floor side (and two storey rear) extension, the advice and guidance for potential terracing caused by two storey extensions would apply. In the majority of situations, LPA’s will allow a single storey element to extend up to the boundary but first floor/two storey elements to be set 1m away. If your LPA offer it, try and seek informal Pre-application advice.

Does your Planning approval state you have to ‘start’ within three years or ‘complete’ within three years... or another timescale?

Unless things drastically change like they did last year, there are no extension of time limits in place where applications expire this year. Surely there is something minimal you can do that would warrant implementation?