Bluebaron

Thanks Jilly, yes the trees are all on the property. They currently are not TPO’ed. I was concerned about heave, I’ve asked if a heave survey was carried out. I’m waiting to hear back. It doesn’t look like any crown reduction as taken place in the last 10 years. Except from 2014 report below. not sure what advice to get here? Full structural survey? Would this include test pits to assess root invasions? the next door had just had a small rear extension added and the builder said there were roots everywhere he got away with 2.5m trench fill. He’s further from the trees, he said piling would have been a better option but homeowner wanted to save money. I was hoping to remove the trees anyway to use the side plot for a new dwelling. I’ve read up on heave and not sure how to prevent it causing damage to existing particularly with the history.

Looking at a house and just got the legal pack. I’ve found a report of subsidence in 2013/14. It’s all been fixed and was blamed on clay soil and three large oak trees less than 10m form the house. the report recommended removal of these trees and this hasn’t happened. 10 years later I’m concerned that a re-occurrence is a distinct possibility. I’ve asked the seller to confirm and why the trees have not been removed. Should I walk away from this one or what would you recommend?

Map view shows plot, includes land in dashed area. photo show’s house in next road which has done what I want to do. (main road) house I’m looking at is in a quiet corner.

Yes there’s lot of room. It will basically be the same size as the new “mid-Terrace”. 1000sqf, 91 sqm. Plus garage. It’s also the end unit in the road, hence the large side plot, so not imo a big impact on the street scene.

Not many no, it’s mainly an area of 1950’s semi’s. A lot have had side extensions. I could “just about” squeeze a detached in (there is one opposite), but a semi is more comfortable. Would still leave space for a a garage on the side. Back gardens would be small, probably around 50% of plot. (75% including frontage at a guess).

I’m planning on buying a semi and building a new property on the side (making a small terrace). has anyone done this before? Maybe some photos? anyone got any advice/ suggestions? the house I’m buying needs work so I’ll probably do a small rear extension on that at the same time. thanks In advance.

I’m toying with the idea of using a different are of my plot. I’ve got permission to enlarge my garage and add a second storey. the thought was to apply for annex status then apply for separate dwelling in another application. Reasoning is they can’t refuse on flooding basis if I use the same footprint?

Spoke to the planning department today and was basically told I had no chance of passing the sequential test as there would always be somewhere in flood zone one to build a single dwelling. only hope of achieving planning would be a remap of the zone which it unlikely in my lifetime. go figure 🤷🏻‍♂️

Thanks Temp, I think the actual question on the form was “If you wish the existing condition to be changed, please state how you wish the condition to be varied”. I guess I could just put “remove condition entirely?

I think i may have answered my own question but I’m going to put an application in to remove the condition in the planning that states: ”The development hereby permitted shall not be occupied at any other time other than for the purposes ancillary to the residential use of the dwelling occupying the application site. Reason: To ensure that the development is occupied as ancillary to the dwelling and in the interests of the residential amenities of the locality with regard to Reigate and Banstead Development Management Plan 2019 policy DES1.” under the section of “what would you like this changed to” I’ve put residential annex for independent living”. I assume of that get approved then I can Then make a further move to list it as a separate dwelling?

I think my map was drawn up in the 1960’s, I do have a flood report from my neighbour two years ago if anyone is interested. its not about mitigating the risk to a new development. It’s purely about whether or not a difference/better site is available. Flood Assessment-grasmere.pdf

Thanks for advice, im at RH6 just north of LGW. As you can see below the flood plain is quite extensive I’m the red circle. im not sure how effective an arguement it would be but I’m currently 1 mile north of the airport where I walk to work. And overlook fields. Could I argue that I need a plot walkable to LGW? 🤔 sounds like a stretch but using the paddock agreement above might hold some weight?

Planning for my rear houses has gone to pot due to sequential test. (See my other post) I’m now revisiting this option what would be the best way to proceed? I assume some sort of change of use to make the Annex a self-contained dwelling? If that is approved then a following application to demolish and complete rebuild to something more suitable. Is that a straightforward application or a whole load of hoops?

Thanks Nod, interesting that your expert said you had a little chance of success, but then magically managed to get the area remapped? How did he achieve this? Unfortunately, I’m smack in the middle of zone two and doubt any remapping could get around this. The council stated that they will consider the entire borough to be the catchment, and I would have to prove that a plot was not available in this area rather than the 5 mile specified by your friend.

I’m looking at planning for a single dwelling in flood zone two. The government strategy states that I am exempt sequential testing under minor development status. see here: https://www.gov.uk/guidance/flood-risk-assessment-the-sequential-test-for-applicants However, Reigate and Banstead Council say they will still apply the sequential test for all applications in floodplain 2. also that the are they use is the entire borough some 130sqkm and so I’ve got no chance in passing it. Do I have any right to appeal that they are going against government guidelines? thanks

Yes that’s correct but PP hasn’t been applied for yet for the rear land, they have 18 months to secure or forfeit. The plan is to use the west boundary where I have secured PP for the garage conversion/extension for a new application for single dwelling. I’ll replace the garage to the front/east leaving enough room for access road to the rear if that secures planning.

Yes I moved in in 2013, houses 1/2 were done in late 80’s, 3 was done around 1980, 4 around 1995. I’ve an option agreement for 5/6 for another 18 months to a developer.

Thanks, the more I look at it the more I’m thinking I’ll try for full planning and a new dwelling. Not sure how difficult that would be but I’m hoping the principal of a large development has been established/approved. I’ve attached a location plan. I would probably need to replace the lost garage for the existing house but plenty of room on the other side for that.

I recently got PP to convert my garage to two storey (room above) with a large side extension, ( garden room). As it happens it turns out the foundation are not acceptable to my BCO, Who for some reason wants 2m trench fill so I’ll have to demolish and start again. anyway I was wondering if it would be to possible convert the PP to a new separate dwelling . My neighbour recently got denied on the fact the development was in flood plain 2 but if I’m not building anything bigger than what’s already approved then surely that argument should be moot? Thoughts? Garage plans.pdf

I’m about to start building a Garden room. It’s 6 x 4 metres, normally I would probably build a Joist frame on piles/concrete blocks or something but this time there is a slab in situ. the slab however is 8x5 ish so I can’t build along the edge. should just lay a DPC and fix a wall plate to slab, I’m not comfortable that the wall plate won’t rot as it’s so close to a level the water will just run over the dpc and rot the timber. I suggested bullding a two brick course and starting there and then using a floating floor in the middle, ( DPM, PIR, 22mm flooring)? Other than that is laying a few blocks around the perimeter and building a joist frame, insulated between joists, flooring (ply, chipboard etc) and the wall plate of that. Thoughts? Thanks.