DevilDamo

https://www.istructe.org/find-an-engineer/members-directory/

That may then trigger Certificate B and notice to be served on the owner(s) ?

If they’re unable to answer, they may refer you to your structural engineer... assuming you had one for the design of the steel beam?

Fire escape windows can also be locked... so not sure what the difference is with a Juliet balcony ? What are BC’s actual issues?

@discodave Where in Surrey are you?

@Kyn What are you actually asking or wanting to know?

Has a structural engineer and/or Building Control been appointed?

1. Some LPA’s are more helpful and accommodating than others. Some will determine the application on the information submitted while others will offer you an opportunity to provide revised drawings should concerns be raised with the submitted information. The main thing for you (or your agent) is to liaise with them during the formal determination period. If precedents have already been set locally, then that will help go in your favour. 2. Just specify timber. The main thing is you don’t show or specify timber and for them to end up being metal (for example). If the LPA request further confirmation, then they will request that. Only provide them with little but enough information as possible. 3. As above, just specify timber which will then cover all bases. 4. If you have an agent, this could be dealt with a little easier. For example, they could use your name and then for your address, they use “care of agent”. But your name would still be tied to your address as you would need to provide the location of the proposal. I know Building Control have certain systems in place that can keep certain details confidential but I don’t think Planning can or are able to do that. No harm in getting in contact with them about that prior to the submission of a formal application.

Ah thought that may have been the case.

Assuming it’s not a full height bay window and something more like an oriel bay window, then in my opinion, you should not require formal Planning approval. The LPA however may have an argument that even an oriel bay window would require formal Planning approval as it would project forward of the principal elevation... assuming it would?

I’m glad I haven’t had any involvement in this (yet) ?

Who has asked you to provide the living spaces assuming it’s not Planning or Building Regulations as they refer to habitable rooms? Although saying that... I don’t think even Planning care what rooms are habitable.

How come CIL does not apply? Was it not in place when you had submitted your application? Did you have pre-start conditions to discharge?

The OP hasn’t mentioned anything about Outline Planning, but @Ferdinand just asked the question... unless I’ve mis-read something?

@BotusBuild I assume you are not aware your expiry/start date has been extended until 1st April 2021?

For any new build dwelling, I would always insist the client having a topographical survey carried out. It has already been mentioned before, but the survey would help with the drainage and landscaping design. It’s also an important factor in being able to set out the new house with co-ordinates as opposed to distances from adjacent buildings or structures. The survey fee in the overall grand scheme of things isn’t a lot of money to spend, especially the time and money it would save you in the future should something go wrong.

What are you proposing... a new dwelling or extensions/alterations to an existing?

You may be able to get away in asking Building Control to advise on the additional load implications. They may however ask for you to seek advice from a structural engineer.

No but because the extensions would join together meaning the PD rules for side extensions would not be met, i.e. more than half the width of the original house.

But there isn't anything stopping the OP from removing the "outbuilding" (although an outbuilding is usually a separate/detached structure) and then building a single storey side extension the full length of the original dwelling.

@Gav_P I think you need to read up on the PD rules ?

Some wrap around extensions can be carried out via PD providing they meet the PD criteria for both side and rear extensions, so they’re not completely ruled out. Number 2 would require formal Planning and number 3 would normally be considered PD. That is assuming you are talking about single storey extensions? If so, then if number 2 is your preferred option, what’s stopping you from going down the formal Planning route?

I’m sure the OP is aware but if not, the LDC for the change of use is only valid while the existing building is still standing. Demolition of the existing building results in no LDC or PD rights.

What do the architectural drawings state, assuming you have Building Regulation/working drawings comprising plans, elevations, sections and specification?

Although there may be no Planning history on the website, the LPA should have some on file but there may be a charge for it. Depending on the age of the property and if any of your neighbours have submitted Planning applications in the past, the Planning Officers’ report that accompanies those applications may make reference to an original Planning approval. That original Planning application may have been uploaded to the website somewhere or failing that, you can ask the LPA to provide you with copies of the approved drawings, etc... Btw, anything built prior to and up to 1st July 1948 is under PD considered to be ‘original’.