Moonshine

Thanks for the insight, very enlightening. To be pedantic 4.5% has slipped away somewhere. Based on a 120m2 £400k house, the construction cost comes out about £1,220/m2 once CIL is taken out. Also i am surprised at how low the finance percentage is.

Cheers, but those are the sale price cost / m2, i was wondering what the build cost / m2 is for a big builder / local builder.

Thanks, i had never heard that term before.

Ouch, i wonder what the big builder build cost / m2 is? The sale price cost / m2 for big builder detached houses in my area is £3 - 3.5k / m2.

@NSSthat was my gut sort of feel, do you know what that small developer paid for the land and build? @epsilonGreedy i am thinking either a self builder or local developer.

As per the title, i have heard the rule of thirds bounded about for development, based on the selling value, a third is land cost, a third is development cost, and the final third is profit (i presume gross). How accurate is this for builders? as i would have thought that the land and development cost would be more like 80% of the final sale price. What do you think typical plot value is as a percentage of selling price?

I had some initial paid for advice from a planning consultant for our development (complicated historic site not submitted yet) and they did provide some good advice about the over riding strategy and local policies. However i have left it up to my architect to do the planning application, the reasoning being that i have selected my architect on their previous work (mainly successful) of garden plots in the local authority. I feel that an architect with suitable experience who has done the design is in a better position to tweak it and the details to the requirements of the local authority. Where as a planning consultant is more able to provide the higher level input for larger schemes, and the architect and planning consultant may start tripping over each other. That said i don't know how my application will turn out, and if it went to appeal i may think again about getting the planning consultant involved.

Can you clarify this please? can you only fell trees Oct - April?

So things have progressed a bit in-terms of the process, we had the pre-app site meeting, which wasn't all negative, and some flashes of positives. I was waiting on the response, but got tired of waiting and have got my architect working up the plans based on verbal comments, with the hope to submit mid to late April. I am hoping to have the pre-app response in that time similar to the verbal comments, and gently nudge the planning officer that we are going to submit and would love to have their comments before we do.

as least it answers your question and as long as its only a stage 1 assessment, then its not too painful.

This is the way it works, and agree the planning officer will likely go with the councils ecologist recommendations. I would also say that some derogatory comments on here about "council wasting your time and money" are pretty unfair. I think that people need to remember that you are wanting to develop something, the onus is on you to prove what the impact is and how / if it can be mitigated, and the future use of the site. It is not the planners or their in-house consultees job to do that for you. Yes, councils can be sticklers for detail (mainly to manage risk) and having a time or cost implication that you haven't planned for or didn't realise you need is not nice and can be very annoying (see my on rant about pre-app timescales). However it comes down to the fact that you are asking permission to develop something, and you need to satisfy them its going to be o.k. I write this as a type of "ologist" that submits supplementary information for planning applications, and have had quite a few experiences of people (usually that don't submit that many apps) have been caught by surprise needing my services, and not liking the associated unplanned costs.

Out of interest what was the break down of the 14.5k?

I think that is the right decision, especially the issue with the architect. If I had a decent Architect on board that designed from the ground up, knows the project, local, and you get on with I would be holding on to them.

Ha, I had the same reaction when the local environment health asked for air quality monitoring. It was completely off my radar, where as other assessments (noise and trees) I was prepared for. Having said that environmental health have been very helpful with it and I have been able to source a cost effective solution.

Reminded me of this, https://www.youtube.com/watch?v=s5gxnF-2jB8 I am sure that your journey is going to be paved with many additional grands here and there, got any big trees nearby? :)

i am looking at my site, and it looks like its getting tight to turn in the curtilage of the plot on a driveway What i want to do, is work out the swept path analysis of a car turning to work out other turning arrangements that the standard template of a turning area, such as below; Can anyone give any pointers how to work out the turning radius, as i am struggling with the maths

i would disagree, i was at a site inspection earlier this year (or late last year) a couple of days before they were handing over a few houses. They were about to turf the rear gardens and had turf all ready to go, the issue was that it had been very wet, and the gardens looked like the somme. I am sure that a lot of the sites i go to round here of nearly new houses have turfed rear gardens

i would say it was pretty bad! https://i.dailymail.co.uk/1s/2019/03/05/12/10598484-6772563-image-a-66_1551787216488.jpg fair enough, some of those are general snags, but the images of the two doors is pretty shocking.

Watching a plaster work as i was doing things along side, really open up my eyes to the physicality of that trade, especially the amount of force applied to get a wet render on a brick wall. That said board work isn't exactly easy going (saying that as someone who has only boarded a ceiling).

On thing you may need to think about for the planning stage is the subsequent building regs. I think the bottom of one of those roof lights in a room need to be a max of 1.1m off the ground for build regs (I will need to check). Also it needs to be a minimum size for an escape path.

How about artificial green hedging netting from just above fence line to how high you need it https://www.primrose.co.uk/artificial-hedge-screening-c-318_11846.html

its a worthwhile question to ask, but how about they aren't in a position to develop it themselves, either they can't get funding or they don't want the PITA / time investment of the development. They could have got the planning permission, and sell on with a bit of the profit from the mark up from the planning permission and move on.

O.k for comparison, 75mm x 38mm timber studs @ 600mm centres with 12.5mm wall board with no insulation, claimed Rw 35 (Source: white book A026001/005) 70mm 'C' studs @ 600mm centres with 12.5mm wall board with no insulation, claimed Rw 36 (Source: white book A206013) There is not significant difference really, and a resilient bar may add 2-3 dB. You are right about the minimums and the acoustic ones for building regs aren't exactly great, but its getting the good acoustic treatment where it is needed, and where its actually going to make a difference in how the house is lived in. In the case of the one wall, to beef it up acoustical, the frame type (metal or wood) isn't what will give the best treatment, think about additional plasterboard layers, denser plasterboard, resilient bars, or even independent wall leaves.

What acoustic performance are you actually trying to achieve? minimum building regs for internal walls (Rw 40 dB)?

You are going to have to expand on reasoning for this.