garrymartin

(By the way, it will be 14W/m2 and not 14kW/m2. I'm guessing you know that anyway, but just for anyone else who may be reading). Quick thought, is this perhaps a design with large vaulted, double-height spaces? What's the usable m2?

I'm with @IanR on this one. My gut says something doesn't seem right or we don't have some important piece of information yet that will enable us to go "ah, that makes sense now!" 😉

Not really. If they were referred to in the statement of case, it's probably just that the Inspector can't locate them. I'm not sure what the question is meant to be asking, but you certainly won't be able to introduce new documents that haven't been previously referenced in your application or statement of case.

Whilst I need to get planning permission first before I can start thinking about a plan, that's pretty much my approach. Each of my "research" notes has a section at the top for "design decisions". At the point I go to plan (or to discussions with specialists to create the plan), I'll just take the design decisions as they stand at that point in time. In the meantime, I have the opportunity through research (including here) to refine my understanding. My heating and cooling section is a great example where I'm constantly adding research and important little pieces of information, experience, or wisdom. The "design decisions" start with "Expensive fabric = cheap heating" and "Simplest system possible, even if that means a little more complication/cost in installing it in the first place" for example.

There's a difference between scanning a colour swatch and having the reference to the actual colour mix. The scan will always be approximate, but if your paint supplier has the actual mix of colours to make a specific brand/colour combination, they don't need to scan anything. If Crown now own F&B then they likely have full access to the actual mixes and won't need to scan anything.

Super easy to start with and you can get as complicated and complex as you like through add-ons. I mostly keep it super simple - it's just text, images, and inline documents with various links externally and internally to the PKM.

The knowledge base I referred to is my own. I use a package called Obsidian to create a Personal Knowledge Management (PKM) system for all sorts of things, but I have a dedicated one for everything related to the (hopefully) future build. Those particular images came from this site though https://www.hotelsuniversity.com/hotel-hvac-systems-what-are-my-options-part-2/

You're welcome. The systems obviously have a price differential because of the extra benefits that Passive brings. I can't really comment on whether the 15% price difference is worth it to you, but for me, I'll be going Passive.

All the info from the tour can be found at...

@DevilDamo The comments were all meant for the original poster as an attempt to clarify the reasoning for the various things that had been mentioned in the various posts. It wasn't my intent to offend anyone. Apologies if that inadvertently happened.

Because you're within 2 metres of the property boundary... You can't have a dual-pitched roof because you are within 2 metres of the property boundary and hence maximum height is 2.5m If the INTERNAL floor area is less than 15m2, then it is BR exempt. If between 15m2 and 30m2 then it must be constructed of substantially non-combustible materials because you will be less than 1m from at least the rear boundary.

I'm not at the stage of needing to actually find a UK supplier, but Daikin advertise these from their UK site... https://www.daikin.co.uk/en_gb/products/product.html/FWXM-ATV3R.html Also, @joth has mentioned these before - think he has them... joth on buildhub - "Mitsubishi is my M&E guy's go to make, but now we've agreed cooling is legal he's thinking Panasonic is better as it multiple flow temperatures and better cooling modes." - https://www.shopclima.it/en/panasonic-paw-fc-d15-aquarea-compact-fan-coil-with-left-side-connection-1-5-kw.html (which are actually https://www.systemair.com/en/products/air-conditioning/fan-coil-units/syscoil-comfort?sku=374272, even Panasonic notes in their literature that they don't manufacture them...)

It's where you see them in most hotels. Dropped ceiling in the entryway to the room with access hatch and then the grille at the end so it's pushing into the room rather than down from above. Here's a few images I have saved in the little "FCU" knowledge base for inspiration...

https://www.gov.uk/guidance/goods-and-services-you-can-claim-for-under-the-vat-diy-scheme and https://www.gov.uk/guidance/buildings-and-construction-vat-notice-708 Appliances are at 13.6 in the second link

Some of the tone testers have crocodile clips to an RJ45 plug, or you could look to buy the fly lead separately. That way you can just bare the ends of a couple of cores to create the "tone" that you then trace at the other end. Something like this one https://www.amazon.co.uk/Generator-Tracer-Tester-Alligator-VDV500-705/dp/B084LKVBM5

I was guessing none of the cables were terminated with RJ45 plugs or into a patch panel to be honest, especially as they weren't labelled. Hence why I suggested something that would help with tracing (tone) as well as checking. Really cheap tone ones are a little hit and miss if the cables are bundled tightly.

Escrow

Get yourself a tone tester. If he didn't test the cables either, something like this would be ideal and would get the job done in minutes... https://www.ebay.co.uk/itm/166191878185

I need to complete two more "notice 1" forms and amend my Certificate B then. Good job my application hasn't been validated yet... Thanks @TommoUK

Is that true if you have a right of way over an access road? I've included the access road in my red line plan (as you should do) but have not notified the owner as I am not "developing" that part of the red line plan, I have an existing right of way to use it...

Is it a Class Q? That also benefits from the BNG exemption... Also, when did you put your application in? Was it validated before 2nd April 2024? https://www.gov.uk/guidance/biodiversity-net-gain-exempt-developments

It's a conversion I believe.

@phykell has already mentioned this is another thread where the council's legal team have mentioned it, but Emin v Secretary of State for the Environment (1989) is regularly mentioned in relation to this. From an example appeal... "12. Both parties refer to the case of Emin which confirmed that that regard should be had not only to the use to which the Class E building would be put, but also to the nature and scale of that use in the context of whether it was a purpose incidental to the enjoyment of the dwellinghouse. The physical size of the building in comparison to the dwellinghouse might be part of that assessment but is not by itself conclusive." This is the part I think they are relying on, but in relation to a garage and swimming pool, I think they'd lose at appeal. A three-bay garage isn't huge by today's standards, and unless it's an Olympic size swimming pool, they'd be hard pressed to argue that the use isn't incidental because of its size.

If I'm reading it correctly, the issue is more one of dominance. So it's the "genuinely subordinate" element that is probably more of an issue rather than the "incidental enjoyment". After all, both garages and swimming pools are listed as examples in Class E so I think they'd struggle to argue the "incidental enjoyment" argument... Can you create two buildings? A three-bay garage and a swimming pool block? Combining them into one building might cause issues if in size it then becomes difficult to distinguish it from the main dwellinghouse.

How big is the "dwellinghouse" in comparison if they feel the outbuilding will not be "genuinely subordinate" as is required under PD rights?