garrymartin

I believe RC2 is only applicable to windows. For doors, my understanding is that it needs to be RC3. https://georgebarnsdale.co.uk/blog/what-do-we-mean-by-secure-windows-and-doors/

As a self-builder, you're exempt from the legislation that requires at least 10% BNG. In my area there is still a policy requirement to leave conditions no worse. This, by definition, implies "at least some biodiversity gain" so I don't think it is an unusual condition. Just be careful about how they will want it measured and proved in order to discharge the condition.

Not strictly true... NPPF Paragraph 38 "**38.** Local planning authorities should approach decisions on proposed development in a positive and creative way. They should use the full range of planning tools available, including brownfield registers and permission in principle, and work proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area. Decision-makers at every level should seek to approve applications for sustainable development where possible."

If I can provide any photos of my install or anything that might be useful for you, just let me know.

I have a WB Greenstar 30CDi Classic System boiler. If it's the integral diverter kit you are looking at, it needs to be fitted before the boiler is fixed to the wall so you need to take that into account. Download the instruction manual for the diverter and it will show you what's involved in fitting it.

No. Doors typically have a solid lipping on the sides, top, and bottom. The thickness of the lipping generally depends on the quality of the door - my XL Joinery doors have 20mm solid oak lippings. The hinges you mention would screw into the solid oak lipping as per the diagram below.

I can 100% recommend XL Joinery for internal doors. Fantastic quality and prices available from distributors are generally very competitive considering the quality. I replaced all our internal doors with Suffolk Oak from Travis Perkins, including FD30 doors.

Be careful here; you must still complete the CIL forms. Sometimes, your approval might be *because* it is a self-build. It's common, for example, when the LPA has not provisioned sufficient self-build plots to meet the demand on Part 1 of their Register and so the "tilted balance" can be argued and applied. With CIL, even if you've filled in the forms, you can still sell the property right away and just pay the CIL charges. What your LPA is probably looking for is a Section 106 agreement to secure it as a self-build if that is the reason for the "balance" tipping your way in relation to approval. My local LPA seems to have a standard Section 106 document drafted by their legal department to cover this, and also for Affordable Housing Contributions. Some mention a requirement for the person to also be on the self-build register, but some don't. Either way, it's very easy to apply to be on the register. I've attached an example. Apr_06_Ridgers(1).pdf

Fits inside a 60mm Euro box, but no idea why they are so expensive.

If you want a really slick, integrated solution, you could look at something like https://displine.uk/products/displine-poe-converter-22w But if you're happy to have an adapter in the wall, you could use something as simple as this https://www.amazon.co.uk/DSLRKIT-Active-Splitter-Female-802-3af/dp/B073P7J1KR/ with an appropriate cable of your choice. It doesn't need to be a higher-powered quick charge (PD or similar) as your tablet will likely be permanently connected. If you're trying to do something without spending a fortune, and have or know someone with a 3D printer, there are also lots of 3D models for tablet wall holders on various sites.

Gotcha. Let me find something appropriate

Wrong technology. That won't work to provide power I'm afraid. @markharro Can I ask what it's to be used for? That might help narrow down the right solution/technology.

Only time and the decisions you make will tell 😉 I always keep a really long CAT6 cable around for exactly this type of testing. 1. Re-terminate connectors. If still the same issue... 2. Buy a long cable. If the issue has gone, then the *cable* in your walls is likely damaged and you'll potentially need to replace it. If the issue is still there, it's not the cable... If you get to the point where you have determined it is damage to the cable and it is difficult to replace it, then I'd be looking at where I could get a cable to for a better wireless access point - perhaps a ceiling-mounted one.

+1 - almost certainly the issue unless the cable has been damaged in some way. Assuming everything else is constant except the cable, then logic says it has to be the cable. Just make sure everything else is constant and you're not connecting to different ports. Albeit unlikely nowadays, older routers used to have a mix of 100mbps and 1000mbps ports. For your sanity, the other option is to buy a long cable from Amazon/eBay and test with that.

Most of the people who discuss a single ground-floor UFH zone will combine that with electric underfloor heating or electric towel rails (or both) in first floor en-suites and bathrooms, and perhaps fan coils in the first-floor bedrooms.

I can't help with a location where you can see the floor buildups, but I'm keen to understand more about the loving area. I've not got one of those in our plans and feel I may be missing out... 😉

I don't understand the requirement for the 6 feet clearance underneath for a child of that age; even for you, you can bend! Bear in mind also that that means they will be quite high up with the potential for a fall... Both of our kids used a raised bed with a desk and storage underneath until about the age of 10 or so, but it had nowhere near that clearance - it just wasn't needed. The beds had a ladder and a slide. I'd suggest the best thing to do would be to go and see some and try them out in practice before making any decisions.

As mentioned above, LDC=Lawful Development Certificate and PD=Permitted Development

I don't have any quotes for the BR work, but my quote from my preferred architects for Stage 4 is more than that 🤯 That's why I'm struggling to see the value in this Stage. Having said that, the work they expect to complete as part of Stage 4 is more than just the BR plans and submission; it includes putting together the building specification to a level of detail that would "enable a competent contractor to price and build from". Obviously, given the route I'm proposing to take, that wouldn't necessarily be required...

I've not spoken directly to anyone other than MBC at this point, but in their case, they don't do that work so I would need someone else to do it. Doesn't have to be my architect though - an architectural technician would probably be sufficient and significantly cheaper. This is the area where I'm not sure my architect could add additional value that would justify the cost differential. I should say that I intend for various specialists (mechanical, electrical, ecological, landscape, etc.) to be involved through Stages 0-4 and they may continue through further stages where I'll likely add to their expertise (SE for example).

In my head, based on our potential build route (timberframe package), I'm not sure I'd get a huge amount of value from continuing to Stage 4 with the architects. I can clearly see the value for Stage 0-2 and Stage 3 (which is how the work packages are split) but after that I'm not so sure.

I feel like I'm in the minority here with regard to the value an architect can and should bring to a project. It sounds like a lot of you have had bad experiences which is a shame. I hope to be able to report a more positive experience should I ever get planning approved!

Only from my limited experience of all the quotes I received from architects and my research into how architects charge, what for, and how to get the best from your engagement with them (i.e. how to be a good client). All my quotes were a stated charge per RIBA stage - none of them came back as percentage fees.

Not all architects. I feel at this juncture I should point out I am not an architect and I have no friends or colleagues who are architects, but they do seem to be getting a bit of a bashing 🤣 Having worked my whole life in IT Consultancy and IT Managed Services though, I see parallels though. Make sure that "value engineering" is a thread running throughout the work of any architect you engage, that your design brief is clear, and that there is clear agreement about your budget, your requirements, and areas where you are prepared to be flexible. For example, one of our golden rules is that we're happy to pay a little more for something up front where whole-life running costs and future maintenance are significantly reduced. If your architect designs something that doesn't objectively meet your stated and agreed requirements and is not achievable within your budget, then don't pay them. They've failed to deliver what you contracted them to.

"A costs award, where justified, is an order which can be enforced in the Courts. It states the broad extent of the expense the party can recover from the party against whom the award is made, and it sets out that settling the amount is for subsequent agreement between the parties. In the event of a failure to agree, the successful party can apply to the Senior Courts Costs Office for independent assessment." So I think you'll need to agree your costs with the LPA and then if they don't agree, you'll need to take them to court... Is that what your Costs Decision letter says? Thought I'd ask ChatGPT what it thought as we were discussing its abilities in another thread, but rather than your costs, I asked about the LPAs typical costs as surely if yours are in line they cannot disagree with them? ----- Q: When local planning authorities are successful in an award of costs at planning appeals, what is the average hourly rate they claim? A: When local planning authorities (LPAs) are successful in an award of costs at planning appeals in the UK, they often claim costs based on the time spent by their staff and any external consultants or legal representation. The hourly rates claimed can vary depending on several factors, including the seniority of the staff involved, the complexity of the case, and regional variations in costs. However, there is no fixed or standard hourly rate across the country, as it can depend on local policies and the specifics of the case. For internal staff (such as planners or legal officers employed by the LPA), rates might be lower compared to those charged by external consultants or solicitors. As of recent years, the following general ranges might apply: Internal Local Authority Staff (e.g., Planning Officers, Legal Officers): Typically between £30 to £100 per hour, depending on the staff member's grade and the complexity of the work. External Consultants (e.g., Planning Consultants, Expert Witnesses): Rates can vary widely but often range from £100 to £200 per hour or more. Legal Representation (Solicitors, Barristers): Rates are generally higher, ranging from £150 to £300 per hour for solicitors, and significantly more for barristers, depending on their experience and seniority. It is important to note that the award of costs is intended to cover the reasonable expenses incurred due to the unnecessary or unreasonable behavior of the other party. Therefore, the LPA would typically need to justify the rates they claim as reasonable and reflective of the market rate for the services provided. For precise figures or specific cases, reviewing the costs schedules submitted in recent appeal cases or consulting with the relevant LPA would provide more detailed information. ----- Can't disagree with any of that!