OldYeller

Thanks everyone! I think I will go down the route of trying for small incremental improvements based on the argument that whatever I do, it will be better than what already exists. The current hard standing area will be improved as there is currently no surface water drainage at all. Also, the front rainwater downpipe currently connects into the foul drainage which I will obviously change to a new soakaway. This should hopefully be a good enough argument that a net improvement has been made.

Thanks for the replies and suggestions. The highway actually goes downhill across the entrance of my driveway entrance so in reality any runoff flows to the lowest point and makes its way along the roadside channel to the road drain. I could argue that it's been like this since 1956 with no deaths or accidents! I was thinking of speaking to Building Control about it as surely it's more of a BC matter? If BC suggest/accept a solution, wouldn't that be good enough to satisfy the planners? Thanks!

Hi Folks, Good news! our full planning application has been approved for demolition and re-build! Now the celebrations are over, I am struggling with one of the planning conditions as follows: "Condition. The access shall be constructed with adequate drainage measures to prevent surface water runoff onto the adjacent public highways, in accordance with a scheme submitted to and approved in writing by the Local Planning Authority. Reason. To prevent surface water discharging to the highway." The problem is that the plot is at a higher elevation than the highway and the existing access (tarmac over concrete) has a steep gradient towards the highway. Our plans have stated that we will reduce this gradient but it will still slope down towards the road. To compound the issue, another condition states that "a metalled surface must be applied for 5m back from the highway". There is a steep banked grass verge each side of the entrance so no real possibility of a soakaway near the bottom of the slope. Presumably I am not allowed to connect to the rainwater drain on the edge of the highway? I have attached a photo of the existing entrance. My questions are: 1) Is this a pre-commencement condition that must be discharged before work starts on site? 2) How can I solve the issue of drainage at the bottom of the slope when there is nowhere to discharge water to? 3) Can a permeable surface be classed as a metalled surface? 4) Is a permeable surface on the slope likely to satisfy the surface drainage requirement? Many thanks for any advice!

Thanks for your replies - I am relieved there are options to meet these requirements. I have confirmed with the planning officer that we will meet M4(2). I'll discuss with BC the exact details. I can fully understand why accessibility is best considered early on. The planning officer is 'recommending approval' and it has now been passed to a senior officer for review. Fingers crossed!

Hello All. Our planning application has been slowly progressing however, I have a question that bridges between planning and building regs. Today the planning officer has come back to me and stated the our Local Plan requires new-builds to comply with the optional M4(2) for accessible and adaptable dwellings. I can see that much of this is pretty sensible stuff that is not too difficult to achieve...however my principle entrance (front door) is in the middle of a large, glazed, full height front wall. The requirement to have the principle access landing area 'covered' will mean a big ugly protrusion in the middle of my glazing! Is M4(2) a common requirement? Also M4(2) mentions requirements for lifts - does this mean we have to incorporate a lift at this stage? Attached is a pic of the front glazing and door. Thanks! Front Glazing.pdf

Thanks for the comments and bat humour! I do quite like to watch the bats at dusk, just don’t like getting reamed for several £k before we even get started! I hadn’t considered the potential impact upon roof construction, but I’m still waiting for the report with bat mitigation measures. Fingers crossed it won’t be a heated two storey bat annexe ?

Hello all! We are finally taking the first steps towards our first self-build project in a small village in Cambridgeshire. About 7 years ago we found a run-down 1950’s house sitting in a lovely 0.75-acre plot in the middle of the village conservation area. We are currently living in the old house and we have submitted a full planning application to demolish and replace the house with a larger, well insulated modern ‘barn style’ house to fit in well with the surroundings. Our LPA took nearly 9 weeks just to validate our application (they did ask for one minor correction which was provided on the same day). The application seems to be moving forward well now with neighbours and parish council supportive. Our Phase 1 eco survey stated ‘low potential for bat roost’ and unfortunately one pesky Pipistrelle was then spotted emerging during a follow-up dusk survey! We have now had a dawn survey and we will have to pay for bat mitigation including supervised hand stripping of the old roof tiles… I’m planning to be very much ‘hands on’ during the build and I have already found lots of useful info on the forum. I’m sure I’ll have plenty of questions as we get underway.