Oz07

The solicitor is to benefit the mortgage company and satisfy their requirements not for your benefit.

Not allowing ammendments during planning seems crazy. Do they just refuse and make you re submit?

They've been missing the determination deadline for years here. All they get you to do is agree to an extension of time or say that you can appeal. You don't have much choice.

When did ecology pull out i thought they had a good rep here

Id be hoping for a sec73 material change so hopefully no consultation needed. Ive had a similar problem you had previously when i bought something with outline pp and only access was approved. You can come unstuck with outline pp. This has had a pretty thorough application approved and started with conditions discharged. So id be pretty confident this should only really involve the planners. Can you imagine them risking an appeal with costs awarded based on a refusal following advice from, for example highways, when they already have essentially the same proposal approved and started.

If the new application was substantially different I'd agree. As it's basically just changing the appearance of it i can't imagine any credible concerns from consultees

Yes but already has an approval for similar dwelling. Cant see any consultee being able to stop it

I'm thinking a consultant will be cheaper than the pre app. And if the pre app response os not binding on council what is the advantage? Only things i can think are positively engaging with them bodes well and hopefully they'd run the scheme by a manager or experienced planner before responding?!

This is what im worried about. The existing planning is commenced and confirmed by council due to garage footings being started. I dont want to build the house as planned though. I really need a good indication off planning on whether they'd accept before buying. It is in greenbelt but i think classed as brownfield due to previous use

I meant just to build it not to own it but yeh all the fees probably outweigh benefits. Can use a contractor who will zero rate but again will pay more.

Set up a company vat registered and invoice yourself

Yes i have heard. Thing is with a newbuild you pay for building water as part of the connection anyway. Who's it hurting?

No not checked but wasn't happy with the cost of a pre app. What would a section 73 change of conditions or full application for 1 dwelling cost. I can't remember the actual LA application fees being that high.

The thing is I would like an indication of either the LA opinion or liklihood of success before purchasing

So i have drawn up some sketches and typed up the description of the changes we want to make on the plot we are looking at. Existing planning not suitable for us. We want same footprint and envelope but design changes so will appear different. I was going to submit a pre app as seems logical however the cost has made me think twice. This LA charge upwards of 400 quid. I am now wondering if its basically a way of subsidising the department. You seem to just be getting an officers professional opinion which is not binding on the authority. Who's to say how accurate the officer is or how experienced. I'm now thinking for a similar fee you might get a better opinion off a private planning consultant? In my head the pre app still seems the logical way to go. Even though non binding on any future decision it would have to be seen as a positive to the application to have involved the LA in pre app discussions? Over 400 quid just seems strong to me for a planners time. Realistically how much time are they going to put into a pre app and with budgets stretched who's to say you won't get some agency temp who's there for a short term cover responding. Any advice?

What are you asking. Im sure the vat man is not interested if you keep previous dwelling providing you genuinely intend to make the new build you ppr. Its only the equivalent of moving in to new, selling old then buying an investment property

I have a hydrant tap. Look for one of them online if near a path with hydrants in

Could possibly run string from above down into wall if having bespoke made then support landing off that

They may just be metric rather than imperial. Metrics are 626,726,826,926 wide 2040 high Lipping can be fitted to hardwood doors but you start to get into a bit of a deep dive into certification and you'd probably need a contractor who can certify the install unless BC are happy.

You can ask for a quote for a bigger pipe on your side. I think here severn trent encourage 32mm for anything 4 bed and upwards. I had 32 in my place because pressure not great round here and i wanted a good flow rate. Not sure it made any difference because i think they use same meter boxes regardless.

I guess its something to do with being a single track lane that means road closure and more cost. As has been said the overall price isn't too high but its still worth seeing if any flexibility on the traffic management. I think its the road closure and associated pen pushing which is increasing your cost. My last connection was on the other side of the road and it was still less than this. That entailed digging halfway through the road and through path. Backfilling and resurfacing, then digging the other half and connecting. This was all done with barriers and iirc no traffic lights on that one. Cars just had to give way to each other for couple of days.

I thought the only doors which needed that access requirement was a route from the front door to the gf w/c? Maybe the kitchen too? Plenty of mass built homes have 30" on ground floor.

If you look at the quote its the traffic management thats killing it. Any pics of the road and verge? Seems a mistake.

3 months from passing inspection I've never had that before even on a busy road with 2 way lights

The ones you build in as you go are a lot better. More rigid plastic. Only thing is they aren't always as well insulated as they should be