Bluebaron

No

thanks for the input everyone. does anyone think the case officer was correct in stating this was a "prominent corner plot", as i think this will be the main basis of my appeal.

I have been attempting to replicate similar properties that have had extensions like this.

The house opposite was actually original although they have planning for a two storey (set back) side extension. I was attempting to mirror the street scene with my original proposal.

Not really it was an after thought after I realised the land registry was incorrect and I owned more land than originally thought.

What really grates is the report mentions “ prominent corner plot” at multiple times .This plot is the end of a cul-de-sac. 🤷🏻‍♂️

no highways had no objections and planner noted that scheme was acceptable. yes that's correct. I queried what amendments i should make (primarily make it smaller) and in his professional opinion by amending the plot size we could skirt the 'cramped' comment. 'Overbearing' is subjective and the design is such that any change would look out of character and odd in the street scene. As such apart from some changes to the driveway/internal we basically resubmitted the same thing. I did mention appealing the original decision but we had a few technical issue around trees/RPA's so they needed addressing. i'm speaking with both the local planning officer and the consultant tomorrow to discuss options.

152m2(inc garage internal ) / 2story on 300m2 plot.

Update to my application. I employed the consultant and suggested we reduce the size to overcome the “overbearing and cramped” comments. He disagreed and said that if we did that the design would look out of character and be contrived. as such we made minor changes to the plot (made bigger by stealing from host property) and resubmitted. (£5000 in costs) 2nd time around. Pretty much same result. “Overbearing”. Consultant advises only issues are around design and character and said he can appeal (another £3600). And will take 5-6 months. I’m mindful of the time and cost and tempted to just make it smaller and resubmit it. Would mean probably going from 4 to 3 bed. thoughts?

I'm getting quotes in now for a pretty standard 150m2, 4 bed home (including internal garage) build. Around £500k plus landscaping! I already own the plot, re-sale looking at £650k. This is around £3500m2 ballpark for southeast. Thinking I might be better selling the plot for £200-£250!

I building on a garden plot. the existing house drains surface water in the foul drain. I can't see any new surface drains nearby except a roadway drain right outside my house. I'm assuming this is not connected to the foul system. I don't have any room for a soakaway on the plot, so assuming i get the necessary permissions can i connect to that? if not the ill have to go into the foul system (again with relevant permissions). Although to be honest this would be much simpler and probably cheaper.

Yep an error I’ll have sorted.

Yes sorry one on the left, I’m building on a side plot.

Please find attached my latest plan for self build. Im open to feedback/advice. My comments to designer were: 1/don't need cavity wall on internal garage wall. 2/could use another external door either in utility or side to garage 3/internal door from garage to utility 4/ensuite at front/privacy concern? 5/better layout for 2x left bedroom. Thanks for help. PLN07_Plans Proposed_1 to 50 at A2.pdfPLN06_Plans Proposed_1 to 50 at A2.pdf

yes will do, i'm hoping to get the planning decision early/mid December then ill complete the AP1 land registry form using the planning decision as evidence of why i need to split. I'll update as appropriate.

Thanks Temp, it looks like I’ll have to secure the planning permission first and then present this as evidence to land registration and they should be able to split the plot using the advice in the article you posted.

Yep that didn’t work; “Unfortunately, we would not be able to lend on this basis. My suggestion would be to contact an independent financial advisor to see if another lender can help remortgage your property for this purpose.”

Yep that’s a good plan thanks will try that.

Just spoke to a conveyancer and as above I can’t transfer land to myself or split a title. surely this must have come up before for someone, I think my issue is I have a mortage on my current house and will need a self build mortgage on my next one before I sell the original. 🤔

I spoke with ecology and they have advised that I will need separate title to get new mortgage. My current provider also advised they would be better to split first as revaluation may be required.

attempting for planning permission as the moment. pretty confident i will get by Christmas. Splitting my current plot. My current residential mortgage is up for renewal end Dec. Would it be advisable to split the plot now in order to secure both my new mortgage (on reduced plot) and be ready for the self build application when planning comes through?

as a follow up. The planning consultant has agreed to drop his fee to £3300 (inc vat). He has stated that he is confident he can get the original plan over the line (no guarantee`of course). This will save me a lot as the build cost with changes would be high due to more complex roof and also going from 3-4 bed. Its always a gamble but lets see how i get on. Thanks for input.

Thanks, I wouldn’t say there was anything tricky about it. The designer made a few errors on the plans and dropped the ball responding to the lpa. The main issue was the comment “overbearing”. I was considering going to a 3 bed but this will cost me more as the roof redesign will be complex . The value here will be if the consultant can get the house over the line as is. Then he has earned his fee I guess.

Just reviving this old topic. I’ve recently had a refusal for a 4 bed house. Main reasons were not submitting a tree/water report, two small errors on the plans and a very general note saying my proposal was “cramped and overbearing”. im pretty sure I can resubmit with the corrections myself but my designer has recommended a planning consultant at a cost of £3200+vat. Now I have no doubt this guy is very qualified and will get me across the line but the resubmission does seem very straightforward. i basically have a report from my refusal and a nod from the planning department that all I need to is correct the errors on the original application. Am I being cheap here or maybe over confident? Should I stump up the £4000 and let someone else take the strain? someone did suggest ask for a review of my planned resubmission for an hourly rate (£300?). thoughts?