Marvin

Also check if the AAV is alright for 2 toilets?? (not sure it makes any difference) Personally I ran a reduced pipe up through the stud wall and put the AAV in the loft....

the last paragraph of the page Powers to revoke planning permission are very rarely used. Where they are used they are often uncontentious and unopposed. Since 2009 only 3 revocation orders issued under section 97 of the Town and Planning Act 1990 have been submitted to the Secretary of State for confirmation.

If the permitted section is permitted, er, its permitted in my book. However, we will see what other's have to say. https://www.theyworkforyou.com/pbc/2002-03/Planning_and_Compulsory_Purchase_(Re-committed)_Bill/04-0_2003-10-16a.8.0#:~:text=the planning authority may revoke the grant of planning permission. The last paragraph in this one: https://commonslibrary.parliament.uk/research-briefings/sn00905/#:~:text=They all allow councils to,Plan and other material considerations.

https://www.plumbingforless.co.uk/files/ww/merlin/POLYPIPE Air Admittance Valves and Anti-Syphon Units - Technical Guide.pdf

Hi @Penny926 In the cases I've seen, only when altering the permitted size of the structure turns out not to be cost effective is the structure completely demolished. For example when every room is bigger or all the building is higher or in the wrong position. Is possible to remove the "infill" and leave you with the existing permitted building? I am not sure how the change would effect the roof structure, foundation requirements for the, then, not internal walls but external (presumably) cavity walls which are thicker, or the services through the building. Yes, well, they know if you do not obtain permission what a difficult situation it will leave you in.

Well done! Good luck with your project! M

Hi @BTC Builder Ignoring the irrelevant stuff.. Who's QS has said estimated build cost is £400k-£700k based on their own cost per sqm. Is it the lenders QS? If its the lenders QS, they look at it a different way. From the point of view of protecting the lender. It's all about risk. You say it will only cost £200k by you managing the build and going through the family business. They say what happens if, for any reason, you and/or your family business cannot do the work. What cost will it take someone else to complete the building? That's the lenders risk.

In my experience, a bungalow with a 100m2 footprint has about twice the footprint of a 100m2 house (the roof is also twice the size). Moving on. When completing estimates in my role as a QS I found that the less detailed information received the less accurate the figures derived. Rubbish in rubbish out! Always good to start with a yardstick. What build standard your trying to obtain, what quality the finishes your looking at, what size and basic shape is the building and what is the site location and history. Another thing you could do is take the QS figure and deduct the cost of the labour your saving. And just a thought... Will the water company charge you for connection? Will the electricity company charge you for connection? Will you have to run ducting for fibre optics? Will you have to install a EV charging point? Will you need foul sewage pipe connection? Will you have to make a soakaway? At Travis Perkins PIR has gone up 9% from the beginning of June and is expected to go up another 10% in August. Anyone could look that up at travis Perkins and make a budget. I think you should look at all the categories in a Spons Estimating Cost Guide to see how much is not on your list and check the building regulation as to how many weird and wonderful requirements there are. Good luck Marvin

Hi @BGoldey It obvious that you have put a lot of thought into the technical design of the room! However I'm not sure where the plasterboard and chipboard against studs with Rockwool insulation is expected to go. Are the blue walls existing? Are the red walls proposed? Is the space between the blue walls and the red walls empty or is that where the rockwool is to go? a bit more information would help. Good luck Marvin

Hi @ClairedM You may wish to contact Internorm telling them that you need to prepare the building for the windows and you need this information before placing an order. https://uk.internorm.com/?utm_source=uk-sm09&utm_medium=GMB&utm_campaign=GMB Or the supplier and or installer you are proposing to use. Good luck Marvin

Hi @Pemu It would be worth looking at installation instructions for these type of boards to decide if you can use them without backing..... Good luck Marvin

Plus 1

Hi @Garald Perhaps the first thing is to identify, in detail, what the existing walls are made up of, which you are proposing to externally insulate. Also identifying all the windows, doors and so on that penetrate the walls and what they are made of and what there thermal resistance is. I think that window reveals should be insulated to help avoid cold spots on the inside window reveals possibly causing surface moisture and mould growth. Then perhaps identify what items are required, what the benefit will be. Is your building two stories high? Do their quotes include access towers or scaffold if required? Rockwool is much cheaper than PIR but less thermally resistant. In basic terms one centimetre of PIR is as resistant as two centimetres of Rockwool. As always the devil is in the detail. Good luck Marvin

Hi @Omnibuswoman Recesses or niches in shower areas (especially with strong / power showers) are prone to leaks. If you considering tiling the niche, then, as @Kelvin shows its best with whole tiles. If I was using brick tiles and brick tile pattern I personally would look for some bigger tiles of the same colour, using one to cover each on the three sides and top and bottom surfaces. Personally, after grouting, I would seal the join between the tile and the tile edging and the internal corners with clear sealant and make the bottom slope towards the shower tray. Good luck Marvin

Hi @Thorfun I think if you have timber framed load bearing walls they will need protecting with fireboard. No point fire boarding the ceiling if the walls burning will make the room above collapse into the garage .... Good luck