ETC

The secret planning police are always watching - so is Karen next door!!😂

However - if you think about this logically - the best access will always be a level access at all doors. If you have level access to your home elsewhere then a maximum of a 150mm step up into the extension should be grand. I’m quoting the guidance from NI but I suspect it’s not too far away in Bonnie Scotland. Any Scottish BCOs out there to double check?

Clear as mud! What rise and going is required to an extension?

I think you’re over complicating things and getting your knickers in a twist about something that can quite easily sorted. I also have a sneaky suspicion that either the BCO doesn’t understand what has been sent to him or her or that the information sent to him or her was generic technical information and didn’t tie up with the approved document. It’s quite simple really - low-level FIXED glazing needs to be safety glass and low-level safety OPENABLE safety glass not only needs to be safety glass but also needs to prevent someone falling through it - there a couple of other caveats but that’s really as simple as it gets. You or your glazing/window supplier have absolutely need to trawl through any documents. @ToughButterCup - contact your glazing supplier and ask him/her to send you an email to say that the glazing installed at - insert full postal address - has been designed and supplied and fitted in accordance with Approved Document K. Send this email onto your BCO. Your glazing/window supplier is an expert in this field and will know off the top of his head exactly what is required to be fitted in what area. Your BCO doesn’t want generic standard technical information downloaded from the www - he or she wants a statement from the glazing/window for his file - the simpler the statement the better. This is a standard procedure for many BCOs where it is not obvious from a site inspection that a pane of glass isn’t safety glass.

BCOs should only need a confirmation from you that the glass is safety glass. It’s not that BCO don’t check - they do check but sometimes the text is so small to read or the windows are dirty at the time of the inspection - there could be a number of reasons. It’s also a belt and braces approach. In any case you could refuse to confirm that the glass is safety glass and insist that the BCO satisfies him or herself that the glass is safety glass.

Asking for confirmation your window/glazing supplier that glass is safety glass is a standard enough request from a BCO and is not a way for them to get out of doing their job. Sometimes the marking is difficult to see (high up or low down or partly concealed by a strip) or is in a different or unusual format. It’s a straightforward request and is quite easily for a supplier to give.

I love the idea of a house fully clad in red clay tiles - it would fit in perfectly with the rest of the neighbourhood. If you’re going down this road you need to make a big statement and make the cheese wedge stand out proud and not be watered down by bits and bibs tacked on. Try and simplify and rationalise the footprint of your plan so that the wedge is clear and legible.

I think the saying goes “great minds…..”😀

@Andehh Can you post a few pictures?

Clay tiles walls and roof.

I also thought that the external finish could be clay tiles to match the surrounding houses.

Unapologetically red. The big red shed. I think your plan needs a bit of tweaking to simplify it but I think you’re going in the right direction with the bedrooms facing east and all family accommodation overlooking the back garden.

The Red Shed.

Alternative plan to your posted layout.

I think you might be missing a trick here -you’ve a massive hall-far bigger than it needs to be, you have an internal wc the back door and the living room is facing north. The idea to have the full gable from the utility right through to the kitchen is - in my opinion a waste of the feature. If it was me I’d move the living room to the back and the bedrooms to the front and probably hand the plan so that you get morning light into the bedrooms. At the moment they face west and will only get evening light. I also think the house form - with hips everywhere and a room in the roof space will be expensive. You will more than likely need steel hips. I’d also give the Gf wc a window, create some kind of shelter to both the front and rear doors. You will curse every time it’s raining and you have an armful of groceries. I’d also look again at the location of the study - it would be nice to have it overlooking the garden rather than the driveway. ETC.

Had a bit of fun with your own layout this afternoon. Put a different set of clothes on it. Haven’t read your comments above but will do once I post this picture-take with a big pinch of salt please-letting my imagination run away with me.

Don’t like the layout or elevations - both of them. Quite contrived.

Still don’t like it.

Dragon’s Den here you come! Get IPR sorted asap.

Once more with feeling……….