Ferdinand

Strange. If I have no rainwater draining off site I can get a modest reduction in my drainage/sewerage charges, apparently. But if I have some of it going into a water butt (or rainwater harvesting) that does not apply? See attached or the quote below. Why? https://www.unitedutilities.com/globalassets/documents/pdf/surface-water-drainage---household-2018-web-acc.pdf Is it one of these "spend money on max benefit" things (like targeting insulation grants at the worst offenders), where anybody doing something already will mean a smaller reduction in the load because it is already being diverted in some way? But surely hat would also apply to full use of soakaways... (Presumably one disconnects the butts before applying) Ferdinand surface-water-drainage---household-2018-web-acc.pdf

In my opinion it is very tight depending on what else you intend to put in there. Cars are getting bigger, and in my local authority 6mx6m is the absolute minimum size they consider to be a "double garage", and that guideline is from nearly 10 years ago. I have attached the 2014 guidance doc for your perusal. The bit you want is section 4, particularly 4.10. There have been conversations on BH before, and we all as ever have slightly different opinions, but I would say think about your needs in terms of storage, garden tools / furniture, and machinery, workspace etc. Do you have "bike store" and "bin store" requirements that can be covered by making it slightly bigger? In your case there looks to be space to squeak a bit more in front to back depth and up to a couple of m in width, but start with requirements and potential requirements, and different ways of meeting them. It is also worth thinking carefully about storage in the roof, whether hooks, a mezzanine, or a future upstairs workshop or studio (could save you needing a garden building later). One of my hobbyhorses for those is a damn great covered hole in the floor so heavy or bulky stuff can be moved in with a block and tackle (but nobody else agrees on that point!). One thing that some recommend here is a steel security door between the garage and house. There are inexpensive suppliers of these. It is really a question of just thinking it all through carefully. Glass price seems OK. F residential-car-parking-standards-supplementary-planning-document-and-consultation-statement-cabinet-6th-nov-2014.pdf

I think this is a good plan for the House. The only things that I would slightly question are now the need for all those bifolds on the N side (expensive, but it looks like a decision you have considered carefully) and perhaps the size of the garage, which seems very tight. F

The last one I did, I asked for a data dump which was supplied in pdf form. But I have a regular EPC supplier which might help.

Looking good. Where are your soil pipes running, and do you want the loos back to back?

Thanks. Twas I That put the sink in, but the plug probably went out with some vegetable matter by mistake.

Franke. Bought in 2014. So presumably I have a reference in the instructions somewhere. Cheers F

Returning after Apple ate my homework last night, I wonder if there is still room for improvement in the layout. The first thing to do is to split those en suites the other way ie horizontally on the plan, so they both get windows. As it is only one gets a window, and the other is a cubicle. The second is that I think they are far too large. IMO more space should be in the wardrobes. And less in the ensuites. I would split it so te ensuites get Perhaps 60% or perhaps even 50% of the area in your 3.7x3.4m block. 1.8x1.7 really is more than adequate for an ensuites with a large shower or a small bath, a loo and a whb. There might be an argument for a sliding or opening into the bedroom door. Split that way you can then give a very generous wardrobe with shelves behind hanging, or even walk in if you lose the landing / linen cupboard in the middle. I would also move those doors round the corner to give more space and airiness to the landing. Does not really cost the bedrooms anything since the only thing that you do with that space is walk through it on the way in. Very rough sketch below incorporating a linen press. I would probably have the linen press only 750 deep, and give the walk in wardrobes a deeper end for shelves for eg suitcases. . @Grosey did this with what would have been a Jack and Jill, but can’t find the floor plan. There are photos in this blog post if both ensuites, one with a bath and one with a shower They are 1.8mx1.5m. I think they are photos 8 and 11 from the top. Ferdinand

Slightly misrepresented the offer due to the small print excluding trade packs (bugger) and tubs. These are snaps of the flier. Offer 1 is 1000 free screws witha. Kitchen survey. Offer 2 is 60% off all Reisser screws. I am estimating te 1000 screws as worth £20-25 depending on selection.

A simple one. These allegedly come in mm, but where do I measure it?j I have seen 78mm, 79, 84 and 85. What size do i need for this? To me that might say 84mm, but rim to rim is 90mm. F

Darrowby 85, Which will get Mrs Harbottle. Perhaps a phone call might be wise, and I was being a shoot-from-the-hip-y. I would not expect my LA to enforce on something like that if already in place, unless there was a VERY good reason, and iirc you are not in a heavily designated area. Minor amendment, perhaps, or does your PP not actually specify cladding orientation? And after all, it is a good reason to change it, you are not changing the material, and the claddin* is already a mixture of orientations. F

Thinking of resale, your existing layout could easily become 4 bed, even 4 bed 4 bath, with minor tweaks. Good planning. F

I think you can do either, but it s just a matter of doing it well for that orientation. Do you have an indication of orientation on your plans, and might the Planners flap? (Imo approx zero chance of them making you change it after the fact, though.)

We had a family bathroom that size but wider perhaps 16x14 at the old house .. and we had a steam room in one corner that could take 2 garden chairs inside the steam room. You could consider something like a wickerwork sofa, which are always luxurious in a bathroom, or a generous counter. Agree with Peter on the two bowls.

On space, if your ensuite is the same size as most people’s lounges I am not sure that space efficiency is a relevant criterion ?. I would put the bath fac8ng the window, if you have a view, and perhaps consider a sauna or steam room ... or leave space for one later. Or a drying closet for washing? F

The rain in Spain stays mainly on the chain. We hope. (Gets coat) With those trees think about how you will manage leaves. Hedgehog from the start?

unfortunately I have given it away. Will ask.

I can? https://www.scottishepcregister.org.uk/

I have just had a 60% off Trade pack of Reisser screws flyerfrom Howdens. It may be this one, which seems to be their only one: https://www.howdens.com/hardware-collection/fixings/screw-nails-and-anchors/reisser-medium-assorted-box-of-woodscrews/ Whether they would give you the offer should you ask, I don’t know. F

At my last house (a small Derbyshire Hall), the assessed floor area was 385 sqm - they ignored several of the attics , the EPC was 17, and the assessed energy costs were £24,915 over 3 years. But they ignored all the insulation of which there was some. Did not matter, as it was ready for someone to throw £100k+ at it and then some, as the renovation was basically 1980s, and anyone with the money to sink in would not worry about current energy bills. This was 2014. Gas was at least half a mile away both ways. Out structural survey was done by a National Trust Consultant chappie, who said that the NT would spend a million if they were to restore it, due to their methods. Fun days. F

parakeets can be shit. Just don’t get the chinooks by mistake .. they shoot back.

Herd of cows to be sound monitored in neighbour dispute. Something strange ... a farmers barn is before planning committee. Thought that was PD. https://www.fwi.co.uk/news/cattle-moos-recorded-bitter-row-noise

Depending on the size and distance to boundary building regs may require substantially non-combustible materials. F

Welcome. I am not particularly impressed by the firmness of the lines your Planning Consultant is drawing ... sounds a bit too much like a gamekeeper turned poacher who has forgotten he is not a gamekeeper. Has he internalised the idea that you are the client, and the Council are now the dark forest through which you will navigate with him as your native guide? I don’t believe that planning guidelines are enforcible in such an uncompromisingly firm manner, and he should be explaining that the P.O. should be approving unless the balance of all the factors makes the development unacceptable in planning terms , and it is not always the P.O. who makes the decision. On the garage you could potentially do something like a cheap 2.1m porch or similar under Permitted Development to make the gap 4.9m,in advance of going for PP, which may give you your extra space, or even extend under PD to the max. That should be bread and butter to a PC. You could get a dismantable and reusable porch for later if you put your mind to it. Possibly I am being unjust here ... however we find it better to flag up Ideas firmly. Don’t worry, and take time to collect the knowledge, the guidelines, and the large bag of tricks. Try reading some of the blogs, which will convince you of the nebulosity of everything in planning. Perhaps read them like a book, one at a time at one sitting each. That way you get a lot of the stuff by osmosis while engaging with the stories. Have a meeting with the Wise Owl consultant, and explore his attitude, then perhaps think carefully about changing horses. It is not so much tricks, as oodles of experience. F