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  1. Hi All, has anyone had any experience with submitting planning permission for an end terrace? Had the planning officer round last week to run through our proposal and he said it was an awkward plot; putting another 3 bed house on the end would make sense and looks right from street side (already a single story garage in the footprint of the proposal) but the main detractor was that as the rear gardens of the neighbours all look onto one another building up another story above the garage may be over bearing to the adjoining garden. I'm planning to push back on this due to a number of reasons; -Privacy; all the back gardens look onto one another from the outset and if it comes to it we could use obscured glass on the top floor - Light doesn't seem to be a problem -View; the garden within the closest proximity cant actually see the open air view from the window, can only be seen when in the garden. Additionally he said a extension ( half house = 3m) would probably be allowed but the difference between this and allowing the new build really would seem negligible. Looking at other submissions in the area new infill houses and extensions have been built although not in the exact same situation apart from one up the road which was given planning permission due to an administrative error! The refusal was printed on a piece on paper which said PLANNING PERMISSION GRANTED and so had no conditions which is an interesting case. Does anyone have any advice on what to emphasise in the application? Pictures attached, thanks for any help given
  2. Just spoke to my Council. They are planning to continue to run services, potentially with a reduced staff if employees are affected, but with no public access to the offices. Very rational to keep going as nearly as possible. I am thinking about doing an Change of Use app that needs to be done during my period in isolation. Ferdinand
  3. Hi, So while we await planning on my parents' house I am thinking of contingency plans as the existing permission will eventually run out. The site is approx 800m2 and has permission at the moment for a house only covering an area of 88m2. It looks a bit vague on the site plans but basically the owner only applied for half the plot and I think they hoped to build and then try and get planning for another similar house. They had the site marked and then an area of "garden ground owned by current owner" fenced off. If our current application drags on we will do work to start and lock in the existing permission. This will put the wind up the neighbours which I will enjoy. Eventually we have to do something as my parents want to move and aren't getting any younger. As a backup plan looking at the approved plans, I think we could add another 25m2 to the ground floor giving them the downstairs bedroom they desire. My belief is that once we have started building and neighbours see that they cannot stop it, no one will care about adding a ground floor extension, but ideally this would go along with some changes to the existing permitted house, window positions mainly. So can we make a start on foundations etc and then put in an application to extend or would it be considered a totally new application. The alternative is that we build a shell that is not finished on the inside and then apply to extend it. I assume that from a planning perspective if it looks finished outside, this is all that will matter. This is by no means my preferred plan but it is good to plan ahead and think of alternatives.
  4. Building regs compliance question Hello, looking for advice on whether I need to comply with 'proposed' and 'advisory' flood mitigation treatments in building a one storey side extension please. We applied to extend out to the side for a kitchen/diner. The house has been extended in the past 25 years with no planning conditions. The planning dept wrote to my architect and said 'i note that the property is in an area at risk from surface flooding. Can you provide floor levels and any proposed mitigation' My architect sent (without consultation) a response listing a number of 'advisory' actions. These included; Using limestone plaster - that's ok Sockets above 45cm - that's ok No concrete screed above insulation - this one isn't ok because we told him we wanted underfloor heating, and we have a concrete floor. Kitchen units to be wooden rather than particle / mdf - again not ok because this would add considerable cost. There are others but you get the gist. Planning permission was granted and there's no mention of any conditions relating to these proposals. The question is - do i need to comply with all of these or can I ignore them since they're just proposals? Any advice appreciated before I start talking to builders. Thanks
  5. Set within the Brexit narrative, the author of this article argues that the humble GCN (Great Crested Newt) is a good way of looking at UK Planning issues. I draw your attention to the article because it's not as Ya Boo Sucks as many about the GCN. The article is light on the planning context: it makes no attempt to square the circle - how do you build more houses and not put pressure on the local ecology (GCN or otherwise) ? My principal beef with the article is the reference to an ICUN Database entry and failing to draw attention to the following entry in the record on GCNs. The GCN is of least concern ' ... Listed as Least Concern in view of its wide distribution, tolerance of a degree of habitat modification, presumed large population, and because it is unlikely to be declining fast enough to qualify for listing in a more threatened category. Some subpopulations are threatened...' (Accessed 2st March 2018) The CGN is of '... least concern ... ' : I know that very well indeed. The damn (beautiful) things stomp across our living room carpet whenever it's warm enough - across our kitchen floor only to get growled at by our brave tomcat, and get squashed on the road outside our house every time there's heavy rain overnight. The GCN as political football.
  6. We are hoping to build a rear extension to our semi detached property. I know the new rules are 6meters, i was thinking what if i go longer and not the full width of the house. For example if i were to go 6.5 meters back and take a bit off the width to keep within the square footage? Please help!
  7. I read an article the other day which I believe said that for some circumstances of Self or Custom Build there was no fees for pre-application advice or the actual Planning permission. I thought this amazing and was going to come back to check it out but unfortunately I have lost the link. Searching for it again has drawn a blank, and all LA's appear to charge whether its self build or not. Anyone else come across this? ( I don't mean zero CIL contributions by the way)
  8. Hi, We have full planning and we have been obtaining quotes for the build. We are looking at ICF and the plot is on a slope, with the lower area being flood zone 2. Two of the companies have asked why we did not go for a basement as the below would not be a problem. We did have an FRA as part of the planning app and it said : RECOMMENDATIONS This report assesses that the development is located in Flood Zone 2 and 3. Therefore, as the site has a high risk of flooding. A number of recommendations can be made which may lower the risk or consequence of flooding. The key recommendations of this report are: EXECUTIVE SUMMARY A raised threshold should be included within the design, consideration must be given to raise above 15.71m AOD to mitigate against residual risk e.g. surface water routing through the site and uncertainty with the EA modelled flood levels. Avoid the construction of basements due to the proximity of the river unless a suitable design has been met to passively exclude ground water, to the satisfaction of the EA. Sustainable Urban Drainage Systems (SUDs) should be considered for incorporation into the design where feasible and the final proposal should ensure no increase in surface water runoff. Due to risk residents and those responsible for the development should be encouraged to sign up to the EA’s FloodLine Service so they are made aware of river levels. How would we find out if this would be possible? Could we submit a Planning - Non material amendment for a basement? If it's rejected would we lose the full planning? Thank you,
  9. Hi everyone, I’m a builder and also a student in my final year of a construction degree. I’m trying to gather information about issues, challenges and successes self builders experience when planning/building there own home. Mainly in gaining planning permission and complying with constraints that a project has? My subject area and also passion is within alternative construction methods (earthships, straw bale, hybrids etc.) and anything that has a low impact on the environment (renewable tech, eco design, energy efficiency). I also hope to have my own self build project on the go in a couple of years time (fingers crossed) so any information, experiences, stories or guides that anyone has would be gratefully appreciated. Cheers, Jonny
  10. Dear Forum, First post here - just embarking on potential new build on infill plot. Would anyone care to recommend a firm of London (north / east preferably) based solicitors that have good experience dealing with Land Option Agreements / Residential New Build Developments? Trying to find the right one to look at legal contracts that has more specialist experience rather than straight conveyancing. So many in London, but would welcome any recommendations rather than using google / law society. Thanks in advance Graeme
  11. I've got 25mm left. Between the slab and FFL. And we want a wet room. Ain't gonna happen is it? Well anyway thats what the man from Topps tiles said. Yes, yes, I know. And if you look at some of my earlier threads (2 - 3 years ago) you'll understand why. Moving swiftly on, I need to dig out. By how much? (PS, I've got the drain hole in the right place - and for me thats a success)
  12. Hello. Am seeking independent confirmation on the following please. Planning Permission no longer required, to open pave over or to gravel over a garden to provide parking spaces. Can anyone please confirm what piece of legislation introduced this and on what date? Thank you Pete.
  13. Although I've found lots of useful tidbits amongst the masses of information on these forums, I've searched high and low and can't find a central repository of 'electrical planning' hints, tips, brilliant ideas, pitfalls etc. Is there one on the forum somewhere? If not, can we start it right here? Standing by for an avalanche of brilliance from you BuildHubbers
  14. Damn, damn, damn! While planning to build a small wet room extention on the side of a bungalow for my elderly parents, I had assumed we would not need full planning as its on the side of the house and not that large. But I was wrong! As it sits on a corner with two roads, there is no Permitted development on the side either! I should not have assumed, I know. If I had checked, I would have been able to apply at least a montha go. Page 13 to 16 shows our side extension is outside the permitted area. So I am now looking at local architectural technicians to draw up some plans, as I would not have a clue how to do them myself. I did have a look at Sketchup but think it would take hours for me to become anywhere near proficient enough to do the plans. The extension consists of a small rectange added to the side of the bungalow, making it level with the front wall, sticking a little further out than the porch (avoiding the drain run which is currently under the porch wall) and the roof line would match in with the main roof. Here are my plans - dont laugh at their simplicity - I did my best. 😕 IMG.pdf and a picture of the corner where it will go. So the quotes have come back and are both around £300-400. The first is this one. Drawings: Survey Existing Buildings £ 75.00 Prepare existing CAD digital Plans and Elevations. £ 125.00 Prepare outline Sketch Scheme Plans for approval £ 50.00 Prepare all necessary Plans, Elevations Sections and Detailed Final Plans, and all necessary required to make a formal Applications. £25.00 including all site / home / Council office visits / meetings and to liaise with all other parties as necessary, printing rates as below Survey and all Drawing Work Total £ 275.00 Fees: (All Printing is inclusive) Digital Location Plan 1:1250, 1:500 scale £ 38.50 Preparation of Digital PDF plans and make on-line Planning Portal Submission £ 26.25 That seems quite reasonable. He also included a nice document explaining all about the planning process and how he can help me through it. The other quote is as follows; Conduct a physical survey of the property. The production of architectural drawings which will include: survey plans & elevations, proposed plans & elevations, location, block and site layout plans. £350.00 Licensed Ordinance Survey map download which is an external fee and a requirement for all planning applications. £45.00 The preparation of a Health and Safety file and to act as Principal Designer as laid out in the CDM Regulations 2015. (For further information please see CDM guide that accompanies this quote). £40.00 Additional design work will be charged at hourly rate VAT £0.0 TOTAL £435.00 Note: Any works outside of that quoted above will be charged at £35 an hour. Drawings supplied in digital PDF format, paper copies available at additional charge. The first appears to be cheaper and does the on-line application for me but does not mention of H&S files and CDM regulations. I am tempted to go with that one but would be grateful for any comments/advice. Have i missed anything that will be needed? Could I do the Health and Safety file myself or is £40 a good price for it? Funnily enough - both chaps live just round the corner from our bungalow in different directions. At least they know the area well and as there are loads of other bungalows with a multitude of varied extensions, I am not worried that it will get refused. Its just a shame about the time it will take to apply and that will put us into winter for the building work. Poor Mum and Dad will just have to cope without any bathing facilities for another few months. I can't even bring them to our house as Mum cant do stairs up to our shower room.
  15. This time in Islington. It’s not the end of the line yet I guess
  16. A quick one. A new Planning Permission has been passed which includes a soakaway for onsite surface water disposal. Which body is responsible for enforcing the location of the soakaway being a sufficient distance from the boundary, and also the new building, in accordance with Council Policy? Is this Planning or Building Control? Cheers Ferdinand
  17. So we failed to provision for a shed during our planning application, instead including a 20ft container due to time pressures... Turns out, we've been largely caught up in other paperwork since then so the haste was for naught. We've determined to build our own shed to use for welfare during the 2 yr build, which we hope to transition into a outhouse + garden tool storage after the build is done. I'm confident we can do the foundation, walls and roof well enough ourselves for about £2k all in I've checked all the requirements at the planning portal for Class E (detached outbuildings) and can ensure we meet them. I've also ensured that Graven Hill (the Local Development Order) also provisions for permitted development. However, I've read many places (particularly on this forum) that PD isn't valid until AFTER the completion of one's build, though I can't confirm this formally anywhere else. Can anyone help clarify whether I need to submit for an update to my planning certificate, or whether I can go ahead under standard PD rules?
  18. Mindful of the fact that there are a good few on BH who have yet to obtain planning permission, I'd like to draw attention to a well written synopsis of a recent judgement concerning isolated dwellings in the countryside. The author , Martin Goodall , has a particularly readable written style, it is well worth reading in full. The meaning of the word isolated is important, The LPA had challenged an Inspectors decision : he had allowed an appeal against the LPAs decision to refuse permission. The decision hinged in part on the interpretation of the term isolated. The LPA and Inspector understood the term to mean different things. The LPA took a more functional approach relying on map data, the Inspector sought to examine more than simple map evidence. ' ...Lindblom LJ’s observations on the boundaries of a settlement are particularly interesting, and clearly envisage a more flexible approach in this regard than the rigid adherence to designated settlement boundaries that LPAs commonly seem to adopt. ...' (Goodhall 2018, downloaded April 2018) (Emphasis added) I understand that locally (the Fylde Coast) appreciable numbers have been refused, at least in part, on the grounds of isolated development. To those affected, the article, and perhaps the full judgement (reference in the article) bears careful examination.
  19. I'm trying to get my head round how I actually do this - Discharging Planning Conditions. I'd like to do these myself but I suspect that is easier said than done. I've downloaded the form from the planning portal and then sort of ran out of ideas. Hopefully the wonderful Buildhub community can give me the pointers that I require because I'm buggered if I can find any clear and concise information anywhere else, so if any one has the time to read all this (I hope so!) here are the conditions - and my questions: 1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004. 2 The development hereby permitted shall be carried out in accordance with the following approved plans Site Location Plan 16-14-01-03 (Plans and Elevations as Proposed) 787-S-01 (Cross Section) 787-PM-01 (Photomontage) Design and Access Statement (December 2017) Planning Statement (April 2018) REASON: For the avoidance of doubt and in the interests of proper planning. 3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall be as state on the submitted Application Form, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of visual amenity 4 Any gates shall open inwards only. REASON: In the interests of highway safety 5 No part of the development hereby permitted shall be first occupied until the access, turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter REASON: In the interests of highway safety 8 The development hereby permitted shall be carried out in a manner that incorporates the recommendations for ecological enhancement set out in the Ecological Assessment prepared by Peach Ecology. REASON: In the interests of biodiversity and nature habitats 11 Before the development hereby permitted is first occupied the first floor window in the west elevation shall be glazed with obscure glass only (to an obscurity level of no less than level 3 and the window shall be maintained with obscure glazing in perpetuity. REASON: In the interests of residential amenity and privacy. So the first question is, do I need to do anything about these seven conditions apart from ensure they are conformed to? Or do I need to write some words about each one on the Application form? ______________________________ The next two are more obvious: 6 No development shall commence on site until a scheme for the discharge of foul water from the site has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied until foul water drainage has been constructed in accordance with the approved scheme. REASON: To ensure that the development can be adequately drained 7 No development shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access/driveway), incorporating sustainable drainage details together with permeability test results to BRE365, has been submitted to and approved in writing by the Local Planning Authority. REASON: To ensure that the development can be adequately drained Clearly conditions 6 & 7 need a written response, (foul water will go to the existing main drain that the current bungalow uses) but can it just be a written response to that effect or will these conditions require site plans showing drain runs, falls etc etc? _____________________________ And here are the final two. I'm actively hunting down the Council's Right of Way Warden to start the 'consultation' but I haven't been able to track him down yet, is there more I need to do? 9 No construction/demolition vehicle access will be taken along Right of Way WINT6 without prior consultation with the Council's Rights of Way Warden. Where appropriate any safety/mitigation/reinstatement measures must be approved by the Council's Rights of Way Warden. REASON: To ensure the public right of way remains available and convenient for public use. 10 No materials, plant, temporary structures or excavations of any kind shall be deposited or undertaken which obstruct or adversely affect Right of Way WINT6 whilst development takes place. REASON: To ensure the public right of way remains available and convenient for public use. Massive thanks in advance to anyone who can throw any light on this for me. Russ.
  20. Hi All, I've been reading this site for a couple of years, and now decided it's time to make my first post. My partner and I are currently looking at a building plot (a garden plot divided from the current owners) which has full planning permission for a 3 bed dormer bungalow. A bit about the plot: The current plot has a south facing garden, with 2 storey houses to the rear, right and on the other side of the road. To the left of the proposed dwelling is a bungalow. The proposed dwelling is 4.6m from the bungalow and the house to the right hand side, and 16 meters to the houses at the rear (they only have small yard, no garden). The current planning permission sets an eave height of 3.8m and a ridge height of 8.3m. The current proposed roof schematic runs so the eaves are only 3.8m by the bungalow (so in affect the roof is long). Currently the master bedroom only has a small window and two roof windows, but if we were to increase the eave height we would like a full sized window at the back of the property. Previously, the rear houses but in a object saying the window would over look there houses, (which are 16 meters back). Questions: Do you think we would have much success in putting in the a new planning application to increase the eave height to two storey? (From my reading, I don't think this would increase the ridge height) How much of a headache do you think it would be to a get a full sized bedroom window at the rear of the property? I've attached a link to the planning application. We thank you for your help. We would of course put in an offer subject to new planning permission, but would be useful to find out experiences before we do so. I hope that is clear, if not ask away and I will answer any questions. John
  21. Not sure what the best place for this is and don't want to split into separate posts. As if our planning issue was not annoying enough, one new new problem arose linked to another one that I deferred considering while I could. The news is that in spite of previous verbal assurance from the architect that MBC would take on the extension for us thanks to his involvement in other projects with them they refused to do it. Quoted for a new build only - and I wish I could take that quote. The old one is the mortgage. I read this thread We may have a similar issue even if we only try to extend as the roof will have to come down. I had the same phone conversation where they said "of course, you are going to make it better, just send us PP". Based on our current 1.29% fixed for another 4+ years vs 4.69%+ that self-build mortgage would cost (forgetting about early redemption charges and potential rate rises) if feels satisfying almost any condition set by the current lender will be cheaper than switching the mortgage. @Bitpipe , you mentioned your bank requested professional supervision - was it about having a Project Manager? Was this or the overpayment money you mentioned the deal breaker for you? Our mortgage is roughly 50% LTV, the land alone certainly covers but will likely be below 60% LTV required. Feels like a vicious circle at the moment. Add to that that we have a covenant that requires us to request a permission for works from the company that used to own the land over 60 years ago (and is dormant) - and the light ahead is hardly visible. We are not even close to starting yet :-)
  22. Just signed on the dotted line with MBC for our timber frame and slab. My question is on building regs. What exactly is needed for building regs? I believe MBC / their SE provide calcs for the structure / slab which covers off that bit. Does anyone have a list of what else is needed? What other drawings might be required (even if not for building regs)? And are these needed at the start? Or can we sort those as we go along. Our architect is trying to scare us......
  23. Hello, A piece of 'legislation' I wasn't aware of. This info came on an email today, I guess via the people behind Buildit magazine and the Custom build strategy team ( NSB+RS) in Swindon.I assume that's all Castle Media! All very interesting and poignant. I did send them a copy of my book 'Self build home...the Last Thing you need is an Architect' but sadly not a peep. Perhaps they are inundated with literature, or believed the book to be full of b+ll-sh+t., but no 'Thank you, but no thanks'...No matter, it is selling anyway. I freely admit it's not a technical book (there's enough out there, including their own establishment, not to mention, 'The green building forum' if you really want to get into sums and err 'Dense definitional Thickets' to quote Amory Lovins.) The book is more a design check-list, don't forget and why don't you consider? thinking about space, ;light, circulation...all things architectural, and getting more wow factor value and character...and a few references and reviews of great design books.
  24. So, it's back to the 1950s / 60s is it? Mac, bless him (reminded me of a puffin for some reason) got on with the job like the gritty leader he was There are some lessons in this for the modern day. Macmillan showed that the ruthless application of political will, along with businessmen employed as fixers, could achieve a surprising amount. He had no qualms about arranging for the building of vast numbers of council houses: Labour was to some extent beaten with its own weapons. (Conservative Home accessed 04/10/2017) Ah well, that's the end of Building Control then. Remember how long it took to rip those dreadfully built houses down? Not long. If you are a BCO, you might as well get another job.
  25. Yesterday afternoon, we found out that the funding for our project was cancelled. For over two years we thought (were repeatedly assured) we had our build financed but we were wrong. The nitty gritty doesn't matter: in fact to describe how and why it happened would be inappropriate. The money isn't there. It's not as if we weren't warned by Aesop: The Milkmaid and Her Pail Welcome, therefore, to the full-on-self-build-experience. Oh Kevin McCloud , where are you when there's a true bit of drama? My trite Army-learned 'Can't take a joke, shouldn'a started ' doesn't even begin to cut it. Whisky, tears, drunken babbling, sleeplessness, listlessness, anger. The pair of us red-eyed, swearing and staring at spreadsheets lead to the following conclusions; Sell our cottage in good order next Spring - divert current funds to that end With minimal help, do lots of jobs myself Where possible and safe, cut corners: focus on good quality infrastructure: extend the term of the full build Sell the digger I'm really not sure I can take much more sleeplessness. Been catching up from the last disaster in July. And we were so ecstatic after our final pour on Friday. The shell of the house is up and safe. Scaffolding on its way down. And still many people would give their eye teeth to have the opportunity we have been given. Especially neighbours. It's the Do Lots Of Jobs Myself bit that scares me. I'm not asking for sympathy, just understanding when I post how-to-do-this-really-cheaply-and-on-my-own questions. More to follow tomorrow. Ian