Ferdinand

Welcome.

A+ for the staff work ? F

@Big Jimbo @recoveringacademic The way in which "relevant policies" in that 'presumption in favour of development' para are evaluated has been changed by Case Law since, and also by a famous "Ministerial Statemeny", following iirc a Supreme Court ruling. Here is a commentary: https://www.buckles-law.co.uk/site/library/planning-news/supreme-court-clarifies-paragraphs-14-and-49-of-the-nppf What I think that means practically here, is that you should look for examples of wording more recent than @recoveringacademic's which is an application from a few years ago. The commentary linked is turgid, but it does seem understandable (ish). Ferdinand

The initial option fee should be 1-2% of the potential purchase price if it is on the same range as ones I have been offered. F

Fits my model ? Though there's a slider where Planning Gain and other known quantified value-reducers come 1:1 off the land value. If the value-reducer is not quantified, a pro-buyer will make a range assessment and try for as high a value as can be justified. eg What is it going to cost to a) move that electrical wire that will use b) 20% of the land as a safety buffer if it stays there? The seller stands to gain (b-a) money if they can prove how to do it for £X . F

Cheers, but those are the sale price cost / m2, i was wondering what the build cost / m2 is for a big builder. Reverse engineer the number on the approx. ratios for a developer, using a more convincing model than 33:33:33. This is for a small-medium housing estate. 1 - Profit: 10-20%. 2 - Planning, Paperwork, Professionals, Fees: 10% 3 - Planning Gain Taxes: 10-15% 4 - Groundworks and Infrastructure: 10-15% 5 - Land: 10-40% 6 - Build Cost: 25-35% Obvs adds up to 100%, and all those numbers can move. So the naked build cost is a fraction of the above, depending on what you include. Happy to see others' estimates. 33:33:33 ignores things such as 2, 3, 4 - eg just putting in a sewage pumping station will add 250-500k for a medium sized estate. Ferdinand

Here is a dev at Burton on Trent - OK but not Worcester or Lichfield. https://cameronhomes.co.uk/developments/lawnswood?gclid=CjwKCAjw1KLkBRBZEiwARzyE72yLYNVKEoBsUzY4y6YBH_7hYyNj-1bIwWLvXNJLBDbDJfU7S2ak4hoCEz4QAvD_BwE 1st 2 houses - 5 bed £505k for 190 sqm = £2600 per sqm. and a 4 bed £340k for 125 sqm = £2720 per sqm. F

If you can prove the debt, you could get a CCJ (and you can probably serve it electronically), then enforce by requesting a Third Party Debt Order (may not be the exact name, but it is a normal if uncommon procedure) which will freeze his bank account, and make the bank pay you. There are some wrinkles in the process (eg serving the freeze when the account is full). To find him services such as Finder Monkey https://findermonkey.co.uk/ are commonly used. These cost more than pin money though. Ferdinand

Well, you have space for a sauna outside...

No, and hoping it survives alright. F

When evaluating viability for the purposes of calculating Section 106 contributions when there is a dispute, I believe the allowed profit element in the model is 15%. I think that industry bodies regretted not pushing for 20% years ago when it was agreed. And no ... the rule of thirds is IMO a dead duck. you can create a new rule, but it varies by area. Also, if you are coming into a S106 regime, that can swallow a fifth or more of the whole development value. Ferdinand

Thanks for all the comments.

As ever, the one thing you do not want is wood in contact with either the ground or concrete. If you are doing that, then use Postsavers. My usual way for more durable fences is to use concrete fence repair spurs, which come with bolt holes to attach posts, set into the ground. Then attach vertical posts, and horizantals to that, and then your facing verticals. Here that would give tryouts something structurally separate from your wall, which may or may not be beneficial. On occasion I have bolted posts to the back of the wall; I would not do that in this situation. I would also make it permeable to some extent. I note that your total height is over the the normal 2m limit. Ferdinand

If this is a big problem, as it seems, I would expect Velux to have a list. Ferdinand

I think the Aldi one is £289 vs £529 for the Screwfix version. Quite a difference.

interesting .. in Currys yesterrday looking at a range of Bosch 8kg 1400rpm machines in the £300-£400 range, and only one was described as having a self-timer. A little more digging required, perhaps. Cheers (Update: digging, all of the machines have timers claimed in the documentation ) F

I am about to replace our washing machine - I think for mum this is only about the 4th one since 1961 so it will be with us for some time. The question is .. for potential use with overnight cheap tariffs, is there any reason to go for an integrated delay timer in the machine itself, or to go for one which plugs into the wall socket? As I can see, the reasons for wanting a delay timer in the machine are: - machine has to be removed to access plug. - insufficient space behind machine. (Obvs. A well designed kitchen will have the plug in the next cupboard, but that is still tricky to access). And the reasons to have a separate timer include the extra cost. At a previous house we had E7 but the plug socket was at the front of a cupboard so access was fine, What do Buildhubbers do? Ferdinand

Any comments on the laser level at £15? https://www.aldi.co.uk/workzone-laser-level-with-tripod/p/011880272896201 F

They would either refuse a mortgage, or reduce the value to that which excludes potentially unlawful operations not covered by indemnity. Eg I have one where the parking space is potentially inaccessible due to exactly this vehicular access issue , so I would only get a mortgage for valuation without a parking space. Of course the valuer might not notice ... ?.

If there is already ped/cycle access then they are probably allowed to improve the surface, as the dominant user can on Rights Of Way. He would not object to residential OP, he would need to stop unlawful vehicular use of the lane, such as cars or diggers to your plot. He would send you a letter, potentially take up an injunction (not *that* expensive if he could potentially make 10 or 20k) or he could just install something to allow permitted uses and stop vehicles reaching your site. So keep digging and researching until you have enough info so you can make a yea or nay decision that you are confident is for the right call. Then at least you have the satisfaction of getting it right. You will know that you can have your house or have avoided an elephant trap. F

Before you meet anyone or talk to anyone you need to check with your solicitor that so doing will not poleaxe your opportunity to get an Indemnity Policy. The principle of a Policy is that you are insuring against an unknown but calculated risk, and as it becomes more known and therefore predictable the risk of the event occurring decreases or increases, and then if increasing becomes uninsurable at a reasonable premium. Practically, your anonymous letter may already have killed the opportunity. Not my specific expertise, but be aware - others may have more precise knowledge. IMO it would probably reduce the value of the land, either by the amount you need to pay to persuade the person who owns the ransom strip to let you have access (which would technically be up to a third of your increased value by having the access), or by an amount to reflect the risk of such circumstances materialising, plus costs. Of course your anonymous letter could be some failed objector chancing their arm, in an effort to stop the development ... after all, the outline permission will expire in 3 years from the approval date, and if it has been stopped once, the owner may back off permanently, muttering into their beard . Cui Bono? If you do get your policy, then should the owner emerge you will have the problem of negotiating access. If they own it and you cannot demonstrate a Right of Access or find an alternative, then you cannot proceed without permission, which could just be withheld; you cannot compel x to make a contract with you, even an offer of ££££ may not be accepted; they may just want peace and quiet. But all of that depends on the risk of the event - lane owner reappearing and demanding something - occurring. Any way, I agree with the others .. you need to throw this back to the seller to resolve, or take the risk yourself. The second course of action is one for a speculator to take, which may not be you. Ferdinand

Depends on your measure ! I think in taps to a large extent you do get what you pay for, until the level when you start paying for the badge. Personally, for a house newly built I was living in I would want something good enough that I would expect to pay perhaps £150-250 if buying at retail price for a kitchen sink mixer. I think that is the starting price level for good ones. It is something to be used umpteen times a day, so it wants to be pleasant to use and just ‘work’. Similarly I would want an equivalent quality for bathrooms. one of the little things that makes the house enjoyable. But the last 3 lots I have bought have been discounted by 30-80%. My own came from B&Q of all places in a half price clearance 5 years ago. For a recent renovation they came from Wickes at 75% off due to a range change. So I say fix a level of price / quality that you are looking for, without being too demanding on individual model, then wait for a deal, and save enough for a theatre trip. Single single lever and with a pull out nozzle, and it is a basic spec that I can get a normal sized bucket or watering can or kettle under it to fill. It may be that you get satisfaction or a deal from a German superbrand; if so, enjoy them. I seem to recall a woman on GD with a tap fetish who spent £1500, and Kevin McCloud was finding it. That is not me, but good luck to them. Ferdinand

They are local to me. Here is a piece from the local press: https://www.chad.co.uk/news/business/thousand-jobs-saved-at-ashfield-company-1-9633055 As indicatesd, it has ‘saved’ a thousand jobs. It looks to me like a prepack, as the new setup is owned by the current majority shareholder and relatively new senior management. it has happened very quickly .. within a couple of days. It looks as though customers and suppliers may have been protected at the cost to the previous minority shareholders, but that last is speculation. It could just be a force majeure way of reorganising the business if the minority shareholders were reluctant. Ferdinand

Bored of your downlighters? Why not replace them with bulbs to give a different appearance to your ceiling? Just an idea that I happened to see in a house in Kent a couple of weeks ago. GU10 bulbs are available in shape other than downlighters, for example candle bulbs: It is far netter not to have done it in the first place, but at least there are ways to mitigate the damage. (No, GU10 downlighers are not my favourite. form of lighting.)

You could secondary glaze if you really needed to. Quite unobtrusive with just bevel edged glass and mirror hinges, especially for sashes. At the old house we used to put those on nearly all the windows through the winter, and some had them on permanently. F