flanagaj

But a quick look on land registry suggests the boundary is not up to the road. Where as on the south side the farmer seems to own half of the road as well. This could be a land registry display issue.

No. The residents cut the verges and the local farmer cuts the hedgerows

I have gone back to the architects and told them that it's their mess and they need to resolve it. It is frustrating that they have imposed this when the current entrance does not meet said requirements either.

So I have just manged to find out it's classification

I am not sure if it is classified. How can I tell? It's a no through lane, that does have a council named sign at the entrance, so I assume it is.

Just to add. This is what the architects have come back with. One would think that before designing a house and submitting the application with visibility splays considered. I feel that it's their screw up and they've seriously messed up. "This could be an issue.. The previous permission did not have this 1.0m high clear sight line requirement, but then the access was not moved west. To make the current scheme work we have to move the access west, which brings it nearer to next door, making the visibility splay to the west potentially harder to achieve. (that said the last consent also had a bin store blocking this view although I guess that may have been 1m high only.) To be sure this isn't a potential problem we need to know some measurements as to the extent of next doors hedge and whether it obscures our 43m visibility splay as you look right - from 2m back from the highway edge - from the centre point of our proposed new access. The photo below shows that there is some grass verge to help here, but we need to check whether this is sufficient to comply with the suggested condition. If it's not, the choices are to do nothing, accept the consent and assume it'll never be checked or challenged, or to instruct a qualified highway engineer to make a case that the new access, and what can be seen to the right is adequate for this very lightly used single carriageway lane. I can suggest a name in this connection if required. It would be helpful as a start, if you could plot some dimensions when you next visit to ascertain if we do have an issue to address here. Hope that makes sense."

So the architects moved the proposed entrance of our house slightly westwards to that of the granted planning permission. As is clearly visible from the blue line, it cuts directly through the neighbours hedging and they won't agree to us removing said hedging to meet the condition that they have attached (see below). What is strange, is that the granted planning application shows the visibility splay to be nowhere near as wide as what highways have mandated this time. "Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Drg No.24-WLC-PA-10) and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plans." The existing entrance is shown below and Highways didn't mandate any conditions (they did so a site visit), and they haven't this time. It's also a no through lane. I obviously don't want to build a house that cannot be lived in because the condition cannot be satisfied.

Thanks, but I'm trying to source one with DG/CH and winter pack as otherwise, I suspect it will be utterly miserable in winter.

So the wife has come around to the idea and we will shortly be in the market for a static caravan. Budget is < 10k and ideally looking for one that has winter pack and gas CH. There seems to be a wide range of unit quality on the market. Most look absolute **** for < 10k, but you occasionally come across a tidy one. Just wondering whether the trade sellers who offer free delivery are best avoided and you are better off sourcing it privately and getting your own transport arranged. Any recommendations to sellers that people have used in the past would be welcomed.

Rookie error, but I should have pressure tested it, before putting it in the ground and putting the piece of soil pipe over the vertical part. Still, it won't take long to whip it out and find out where the leak is.

I installed a temporary building supply which is due to be connected in a couple of weeks time. The trench inspection was done a month back and signed off, and I was going to back fill the trench yesterday. But when I connected my manometer and pressured the system to 4 bar, it wasn't holding pressure and very slowly decreased. The double check valve was a brass one with female threads and I used PTFE. I am yet to locate the location of the air leak, but wanted to ask whether an external tap when closed should hole air pressure? Also, is there a better option than PTFE tape. I know some people swear by the Loctite offering?

It's a frustrating scenario not knowing whether the case officer is going to recommend approval or rejection, especially, when you are paying for an updated nutrient assessment report and submitting a revised request for nitrate credits form to the council selling credits. All feels pointless if they are going to reject the proposal. I'm trying to remain positive by saying that they wouldn't be requesting this information, but I suspect that is not the case and it's about ticking all the boxes regardless of whether they are planning on recommending to approve or reject the application. It's going to committee even if they do recommend approval as a result of 4 letters of objection.

Is it normal practice for case officers to delay consultee comments from being uploaded to the portal and subsequently sent to the architect for their attention? I'd expect them to be forwarded on the day they come in, not nearly two weeks later.

Unfortunately, it has a 16" diameter

I would not have an issue if we had been given some feedback, but to date we have just had "She has no objection to the principal of development". Which doesn't tell us anything.

Wow. So if you fail to meet a condition of the application, no matter how minor, your planning approval is invalid. Eg, they could in theory make you tear down your house? Surely, not.

So our app was due to be decided on the 28th Feb and a few days before, the planning officer drops the architect an email saying that she need a revised Nutrient Assessment report and provides a query from Highways which was dated from them two weeks before. So we have agreed to another 4 week extension. Someone is not doing their job properly here and I cannot decide whether the LPA are biding for time or the architect is not managing the application very well. Just seems strange that these requests for further information arrive a few days before the supposed decision is due.

I believe it's 2 metres. The neighbour immediately next to us recently replaced theirs and building control didn't have an issue. That would be a disaster and I don't want to consider that possibility.

Worst case scenario if a non TPO tree was felled. £1000 fine? To add context, I need to get the drainage field to the right of the house. It is a long run of 40 meters, but the tree root will no doubt make a conventional field difficult.

Cheers chaps. I'll wait until they (fingers cross) approve and then I'll just fell it. I'm sure a nimby neighbour will inform the council given the application has a tree protection measures document associated with it.

There is a Cherry tree part way down the garden and it's been earmarked to be retained. It's a nice tree and I'd like to retain it, but I think it's going to be a pain with regards to our proposed drainage field. Am I best off waiting until the planning application has been approved before putting in an application to remove it. We are in an AONB and I suspect I cannot just fell it without getting permission. There is no TPO on it.

We are crossing our fingers. It's a very stressful process and also not pleasant knowing that your new neighbours are spiteful.

The planning officer has only divulged "I don’t have a problem with the principle of the development. Until we get all of the consultations in I am not able to confirm that this would result in a final positive recommendation however I would anticipate that if problems arise they could be considered and amendments could be made to overcome them.". So, we'll just have to wait and see. There hasn't been any objections from any of the associated departments who are consulted. Just those of the nimby neighbours. Who are only objecting on irrelevant matters.

I didn't want to start a new post as it is related to our committee meeting. I have real doubts about the in house planning consultant at the architecture practice we are using. He hasn't added anything to the application and recently I sent him some photos to counter the objections raised and he has literally just forwarded the document to the planning officer. Didn't make any tweaks or add anything related to policy to the document. I am no planning expert and I would not expect a planning consultant to do this. Rather, I would expect them to be driving the process. I should have twigged early on, when I read the draft 'Planning & Design Statement' and he had failed to include a key paragraph from the previous granted application, relating to the planning officer's observation, eg "the lane is composed of both single and two storey dwellings with a variety of architectural styles" Given we have our committee meeting mid March or mid April, should I bin them now, or wait until the case officer gives her report. She stated in an email that shoes does not have any objection to the proposal, but I feel like it's not been given the time and detail it deserves.

Unfortunately, a number of them have ganged up and submitted objections. The objection letters are all from the same template, eg, the woman we bought the plot from.