DevilDamo

I agree with Planning in some way as there does appear to be quite a lot of wall compared to windows/doors. Can anything be done there, which may comprise increasing the number of or sizes of the windows, therefore reducing the amount of wall and not majorly impacting the internal layout or flow? Given the above examples, I personally feel an Appeal Inspector would struggle to agree with the LPA and should therefore allow the Appeal. Maybe let the current application run its course and if refused, Appeal. At the same time, submit a revised application taking into the comments I made above and which should ‘hopefully’ provide you with a back up option should your desirable scheme be dismissed at Appeal.

Gees, this is hard work. We’ll just leave it there.

What’s the BC?

Granted under a formal Householder application?

So you secured Planning for the change of use but have not yet implemented the approval, which was done 3 years ago? If so, you may find your approval has expired and you’ll need to re-apply. Some LPA’s even have a reduced implementation period of 1 year where the proposals involve the creation of residential dwellings, so check the wording of your approval. If however you have implemented the approval within 3 years, have you submitted a Building Regulation application and/or (as @Temp mentioned) been issued with a Completion Certificate?

Irrespective of the support method, any structural alteration will require BR’s. It’s then up to the BCO to advise if a bracket will be acceptable as opposed to a steel as their requirements vary up and down the country.

It does appear every now and then, minor notational changes are made on the PP website. Having come across another thread relating to gates, it prompted me to check the specific wording. I’m also dealing with a Planning application for new gates, walls and piers for a client. While on the webpage, I came across what appears to be an amendment... https://www.planningportal.co.uk/info/200130/common_projects/20/fences_gates_and_garden_walls “if an existing fence, wall or gate already exceeds the limits above, that its height would not be increased.” When did this change happen as the PP never publishes any amendment dates?

Even in a Conservation Area, you should not require Planning for a gate in that position providing the height does not exceed 1m. Looking at the brick coursing, it only appears to be 900mm high. Are you sure this isn’t more related to demolition within a Conservation Area of which you would only require that form of consent if you have removed a previous gate that exceeded 1m? Or... unless there’s an Article 4 Direction in place?

Sorry. Is this a generic question or something relating to this thread as the OP here appears to have already used up their free go prior to the Appeal application?

Are you a terrace, semi or detached? In other words, what can you do under PD just to get thing started? Once formal Planning goes through, you could then add it on. As for the re-submission, that would go through another 8 week determination process.

Can you carry out the ground floor element via PD?

As mentioned above, those terraces are usually quite interesting to detail. You will either end up with a bulkhead in the rooms below or a step up onto the terraces from their respected floor levels. How high are your ceilings as the stair from first to second floors appears to comprise 17no. risers so an overall rise of approx. 3.4m?

I am aware your original question was in relation to sanitary facilities in the ground floor/principle storey, which has probably been answered!?! Even with the above and now the additional plans have been uploaded, we can see other areas that may need to be reviewed and possibly re-designed to make it more practical and feasible. In addition to the plans, do you also have elevation and section drawing as I assume the latter helped with the design of the second floor?

You don’t need an architect but only a designer who is familiar with and can incorporate the BR’s into the proposals. You may find this ‘process’ will result in some design changes, both internally and externally. You mentioned the plans you have uploaded are those that have received Planning approval. Have you therefore designed and received approval without BR’s in mind?

To enable safe exit from the second floor via an escape window at first floor, you’d need to close off the stair at first floor level. You’d need to check with Building Control whether they’d accept a domestic sprinkler system as opposed to a protected stair. As this is a new build, you’d probably need to check the BC requirements in conjunction with the new build warranty requirements. This is assuming a new build warranty will be taken out. Is this house for you personally or a private client? If it’s the latter, do they mind potentially needing sprinklers? The water pressure to the dwelling should also be checked and deemed suitable. There is quite an easy way to enclose the stair at ground floor level, which would prevent the need for sprinkles and first floor escape windows. It would involve some minor internal alterations but I can’t see them ruining the flow.

How are you planning on meeting AD B as the stair is not enclosed and opens into probably the worst ‘at risk’ area in a dwelling?

The door needs to provide a min. clear width of 750mm, which as per the note on Table 1.1 (Page8) achieved with an 826mm wide door. If you’re looking to have the door close or butt up to the wall, then the door will need to be made wider in order to account for the clear opening with protruding door handles, etc... But it’s still common and best practice for the door to open outwards, which gives you a little more scope for slightly narrower doors. Your internal dimensions for the space infront of the W.C. and washbasin do upon first glance appear to comply, but do not leave much room for the varying sizes of sanitary fittings available on the market. Just out of interest, is this a 2-storey dwelling?

Timber frame companies will have their own in house engineers. But in instances where you will require any additional engineering, e.g. steel beams then that would need to be dealt with via an engineer. TF companies wouldn’t normally design the new foundations or floors. Assuming the floors are not timber, then they would also need to be designed by an engineer. TF companies would not get involved in any civil engineering including foul/surface water drainage so again, that would need to be designed by an engineer. You haven’t provided much, if any information on what the project is, so it may be relative. How does the engineering fee compare to your architects’ fee?

The type of foundation system is not only dictated by the size of the structure.

I have had a look at your LPA’s validation list and the requirement to plot neighbours’ windows is not one of those listed. If I was in your position, I’d argue that with them as it should “not” be a reason to invalidate an application. I have only had a similar requirement come up before but this was in the last 1-2wks of the formal 8 week determination period.

?? I was there from 2013-2016.

It sure is, but the original application, which excludes the extensions granted by the S73 application.

Only that a S73 is a revised application of a previous you’d have to obtain full approval first. And development within the GB can be a lot more contentious than development within the Countryside.

Yes that sounds about right ? When I first started with the company, I had a similar reaction to you as to the style and size of the properties there. After seeing them on a regular basis and being involved in the design process on a few, it became a little of the ‘same old, same old’. The designs were all quite similar but the rooms got bigger. I’ve never known to see so many different room names too. I was used to seeing Living, Dining, Study, Kitchen, Utility, Bedroom, En-suite and Bathroom. But then I started being introduced to Drawing, Library, Reading, Cleaner, Servant, Guest, Gym, Leisure, Game, MUSEUM!!! ?

It sure is. My previous architectural practice was based in Ascot and we had several developments there.