Happy Valley

We have full planning. It is odd as they have objected to 2 removal of conditions that are not related to boundary but added this in as part of their objection. Clutching at straws or a clever first move?

They haven't officially raised a dispute but added the survey to a planning objection for our new build. So it is so far purely a statement to the planners and not an official dispute raised directly to us. We do know that a dispute is coming and I want to be prepared when it does. In the meantime we are not discussing it with them.

It was placed there new in 2000/1 when the previous owner of our house built a new house behind and split the plot. There was no boundary prior to that - just an open field/garden.

The survey was done physically at the location and not remotely. The information also states: "The Title Plan shows multiple discrepancies with the boundary" "These measurements are not definitive, as the Boundary line has been traced from the Title Plan. These plans are only produced as a guidance to general position and fitting to match a topographic survey will always introduce scaling errors" Boundary issue.pdf

Yes - both sides of the boundary have titled land that is registered to the neighbours and ourselves. ie there is no unregistered land. Thanks for your response.

Yes looked into this but it is not that easy being registered land.

Our neighbour who is trying anything to stop our new build has claimed that there is two metres of our garden that is his. There has been a fence and hedge for 19/20 years and the land to our side has been mowed and looked after purely by ourselves during this time. It is registered land. The neighbour has had a survey carried out by Survey Hub which shows a line starting at 2.35m wide narrowing to 2.02m wide over the length of the boundary. How accurate is this survey as I assume they take it off the land registry documents which are no where near as detailed?

An update on this for both water and electricity. We have been informed by Electricity North West that the power can come from our existing land so no issues there. The water supply is a problem but someone this morning mentioned a bore hole for water supply thus negating the need to connect to the mains. Will probably put things on hold until such time as a survey is carried out.

Is there a minimum depth to which a water pipe should be connected? The boundary which I am looking at with the neighbour has a row of low poplar bushes the trunks of which are about 50 cm back from the edge of the boundary. Will the utility companies wish to see this trench open before filling?

Not sure that the Access to Neighbouring Land act helps: https://www.legislation.gov.uk/ukpga/1992/23/section/1 as it is not the repair or renewal of a pipe but the placing of a new pipe for a new building.

Thanks for all the responses. I have another option which is through a neighbours garden for a about a meter or two before turning through 90 degrees across an adopted pavement and onto the road. I get on well with this neighbour and we go to the local regularly with other pals. We sold him some land a few years ago to facilitate an extension to his house. Some money his way may hopefully allow us a way to connect.

The connection from the end of our land to the adopted cul-de-sac is no more than 5 metres - can I connect by boring underneath the driveway and connecting without digging the neighbour owned driveway up or do I still require permission to go under? The deed does say that we are able to pass and repass at all times and for all purposes which I believe will negate the problem with the access for build vehicles.

We have a right of access over a neighbour owned driveway for our new build. It actually says that we have the right to pass and repass with or without vehicles over and along the driveway. The connections for the water and electricity will need to pass over the bottom of their driveway. The neighbour has objected to our build and will try and do anything to stop it. The question is despite the existing clause do we need their permission to dig up the driveway to connect the utilities?

Our plans have a mono pitch roof with approx a 10 degree slope. The plan is to use a SIP and then clad in metal (another discussion). We are seeking a high degree of insulation but are not building to passive house standard. I have seen Kingspan range of roofing SIPs. Any other recommendations please.

Thanks both - totally logical.