Bluebaron

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?

Yes I have full rear access and own the plot next door. The LHS is bordered with a local park.

Tried that but told no too late in process.

I think his thinking was they would just add a condition to the planning saying “subject highway concerns being addressed” . He/we didn’t consider it to be a request for information before a decision could be made.

Thanks all, I’ve spoken with the LPA and they stated that overall there’s a good chance of success in planning. She stated that we failed to submit any updates following consultee concerns. Mainly the tree/highways reports requested clarification on a few points. it’s annoying as I pointed this out to my agent and he emailed them asking if they needed it pre deadline but received no reply. They also wanted a water neutrality statement, pre deadline, but again there was nothing to suggest this is a pre planning requirement and we assumed could be added as a condition of planning. (I have even had the report on my desk ready to go for 6 weeks). Regarding cramped and overbearing I’ve accepted I maximised the house but it similar in size and look to surrounding properties but I concede is a bit tight on the plot. (Didn’t help that again my agent added the wrong rear boundary line/division of plots) I suggested to my agent that we lose the front left top corner (see below) to soften it a bit leaving the footprint the same. This will add a lot to build costs though as more complex roof. the full report is due tomorrow so, as stated, above will be like a pre-app and provide more guidance on resubmission. i have a planning guy who wants to charge me £3200+vat to redo it but I’m wondering if its worth it as im so close already?

Im hoping to chat with the case officer tomorrow. reading between the lines I’m hoping it’s a case of “you’re pretty much there just tweak a few things”. hence the quote above regarding withdrawing it.

Thanks Daniel, They said the following in an email today, “For the reasons outlined above, the application is not considered acceptable and will be refused. The formal decision notice will detail the full reasons for refusal. However, should the applicant wish to withdraw the current application, they may consider seeking pre-application advice prior to submitting a revised proposal.” Does that mean I can withdraw it, amend the plans and resubmit for no fee?

Just been given a heads up that the LPA are going to refuse my application, Main concern is “cramped and overbearing contrary to policy”, few other bits but I think this is only to provide a bit of weight. so I’m guessing rather than withdraw the application (deadline Friday) and resubmit I would be better waiting for refusal and submitting an appeal with amended drawings?

This was the LPA report I haven’t had a report done as all yet. I can’t move the house back without major compromise to the size/spacing. I’ll see what, if any restrictions come and if necesy commission my own report. thanks

I was thinking I could reverse the garage location from LHS TO RHS?

Anyone got any views on the tree report below. the tree in question is on the corner of my plot with the corner of my proposed house being approx 10m from said tree. I was looking at parking space some 4m from said tree.

But did you get planning? And if so did it go to committee?

Thanks Jack yes I noticed that. I’m hoping to avoid that not sure there’s much I can do except wait. I’m pretty confident that none of the objections hold a lot of weight with regard policy but there is a lot of them!

I used ChatGBT for a water neutrality report, yet to see if it will be accepted through.

Just wondering how many (if any) objections people got when applying for PP for a single dwelling. I’m up to 12 so far with a week of consultation left (31 July). I think most will not cover much weight, (loss of light/privacy and parking seem to be a main theme. Also a lot of moans about two trees I removed prior to application, (on the advice of structural survey due to subsistence). This is for a infill at the end of a cul-de-sac in an established development(1950’s). also it worth writing a statement to address concerns before planning deadline or just wright and see and address on appeal if necessary? thanks

Has anyone contracted a builder for shell only? Im looking at getting a builder in to get me from plot to roof on. Im happy to take over for windows/doors and internals. I’m wondering if this would cost a lot more than getting it done separately. Basically I could arrange for a groundwork’s company then try and find a bricklaying team and scaffolding. Then finally a carpenter and roofer but I assume a builder would have good local contacts and therefore could negotiate better prices than me and even with his “bit on the top”, this would work out broadly similar?

anyone have any idea what the cost of water credits are in order to make my development 'water neutral'?

Yes I mentioned that and he didn’t seem bothered and said that would get sorted at building regs stage. 🤷🏻‍♂️ he’s forgotten the door to the garage but it going to be in the utility. Ill go for a flat at the back and probably lose the roof light in the utility or maybe all three. whats the minimum size for the w? ive seen loads smaller only thing is a larger door which should fit in that wall. Ive played with the FF the designer says it wont work for the left hand bedrooms but I’ll get him to look again once we have planning.

I’ve had some changes made to the original design. Ideally I am trying to get the en-suite to the front of the house to get better use of the hallway. My designer said he was unable to make it work with the left hand bedrooms. Also I have a super-king bed (2100mm wide) so the main bedroom is quite narrow and can’t fit tables in and have to go with a pocket door. I’m sure with some thought this can be sorted but we’ve parked it for now and decided to go for planning rather than get hung up on internals. I’m also a little concerned that having the boiler/plant so far from kitchen area may affect warm up times? Thanks for advice everyone.

Sounds like you might get quite a bit of moisture in there the vent of the window may help a bit or it might be worth considering a fan?

Example of neighbour with extension.

The site plan above was actually the first draft but takes a lot of the rear garden up. the reason for the front design was to fit in with the street scene. It’s all 3 bed 1950’s semi’s. A few people have added a side extension and that effectively what I’m doing but with a new detached house. it would seem to make more sense pushing the side boundary as it’s the end of the road next to a local park so I can go right up. The site plan above wastes a lot of outside space to the back left.

The garage would be mainly for storage and my motorcycle. My current garage is 2200mm wide and works fine. This would be 900mm wider. most people don’t use garages for cars anymore but a quick google search would suggest people wouldn’t buy a house without one. (Excluding inner cities maybe). My mother-in-law converted hers to a dining room years ago and has forever regretted it. Loss of storage for a room she uses a few times a month at most. im at the end of a cut-de-sac so entry/exit shouldn’t be a concern.

site plan