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  1. Hi everyone i can see a few topics on fences, but need some advice before contacting local council and having to pay fees for something I might not need to. we purchased a property a few months ago and have a jungle in the back! 2 questions if anyone could help? we are replacing fencing down one side of the house that splits the back garden between us and the neighbours. It’s shared ownership on the dead’s but they won’t pay for fencing but happy for us to do this. Do we need to have the good side facing them if it’s shared responsibility and they don’t want to pay for it? From reading I don’t think we have to have the ‘good’ side facing them if the above applies. what I can’t find anything on: we have a very over grown back of the garden that backs onto a public footpath and road. We intend to clear the jungle but it leaves us exposed at the back of the house. The back boundary is cordoned off all along the back of all the houses by a waist height council fence. Then there is the a footpath and main road. Once it’s all removed we want to place a fence here no more than 2m as per guidance. This would be on our ‘land’ boundary. Are we okay to do this? The whole row of houses have either fences or mostly trees that provide the privacy. thank you so much for any help!
  2. Hi Folks, My first post here. I have so far put down an elevated concrete pad (30cm high) and have also built the walls out of solid dense 7.3N concrete blocks.Aas it stands the height of the highest block is 2.73m high including the concrete pad height (front of build). The problem is once the single-pitched roof is on the building height will be roughly 3.10m high. I have since been doing some digging and it seems the building may be too high? I have attached an image below so you can see the plan. I know people who have buildings just as high and some higher! that actually touch the boundaries of their neighbours and have been passed by the local council (Norwich, UK). So I'm confused as to what is ACTUALLY permissible and what's not, given the information online and the contradictory reality. Can somebody help? Also is there anything else I need to think about given the size of the building. Thanks
  3. Hi folks, My first time here after being a veteran of the old ebuild forum back in the day. 🙂 Scenario: You are planning to build within the RPA of tree(s) protected by a TPO, and you supply the council with a method statement signed-off by the required experts (arboriculturalist or whoever else may be required) as providing adequate protection for the tree (e.g. piling etc.). Assuming the council doesn't dispute the expert's statement, can the council still refuse to grant planning on the basis of the construction being within the RPA of the TPO?
  4. Hello everyone, We're looking to build in the Scottish Borders and submitted planning for the following design: The planning officer has come with a comment that it's too "suburban" and the that the gable on the front elevation is too wide and overbearing -- without giving any exact reasons why. There has not been any comments/objections from the neighbours and these are some of the houses in a nearby village (5 minutes drive from the proposed site): We've pointed these out to the planning officer on an off-the-record phone call but he does not seem to be relenting. Given the lack of any objections from the neighbours or specific reasons from the planner, this really seems like the objection is purely on the basis of the design not agreeing with the officer's personal taste. We're now waiting on a formal response from the planning office but wondered if the community here had any views/advice/comments? Many thanks in advance.
  5. Hello I have recently received a letter from my local council to state they have received a complaint about a gate I installed over 8 months ago. I have now been told I will need to submit retrospective planning permission because I live in a conservation area. A planning officer has visited my property and state the style and materials used are not in keeping with the character and appearance of either the host property or the wider conservation area. I am at a loss as to how I can alter the gate, as this is a steel frame with grove timber cladding. Any advice would be most welcomed on what alternative materials I could use to suit a conservation area, I don’t want to loose the steel frame. Thanks Tom Tom
  6. Hi All, Hope you're well. I am in the process of potentially purchasing a new property. It is a semi detached bungalow and the bungalow it is attached to has extended out the back (Single Story). When I went to view the property, the extension was nearly complete but I have since found out that planning has now been applied for. I have looked through the plans and my only worry is there are two frosted half opening windows on the side aspect effectively looking over my garden. My worry is, would I be able to build the same extension, effectively blocking out frosted window light of next door? Am happy to provide the planning application link if the above doesnt make sense. Many Thanks
  7. Sitting in another Parish Committee meeting (I'm not a councillor), I regularly hear invalid reasons for objection put forward. The best of tonight's crop were; '.... the design includes a lift.... and I think it's going to be used as a care home...', and that from a Councillor So, I spent a few moments googling 'invalid reasons for objecting to planning applications' And this is what I found; Martin Goodhall's planning blog K S Law's site Clackmannashire's planning site Designing Buildings Wiki The Government's own advice (read 'What Cannot Be Considered') I spoke up, and said that I thought speculation about motive for the build was probably unwise, and might well be improper (impugning the application). Got shot at for saying that. That's absolutely fine by me. It's a privilege to be taken to task for openness. None of us is getting older are we? None of us are going to need a lift in our old age. Everyone uses stair-lifts. What's the 'worst' reason for objection you've heard?
  8. Hello everyone, first post and just wanted to introduce myself as you all seem like an extremely informative and helpful bunch - I hope one day to provide the same level of contribution and advice when we finally get to build our dream! We are hoping to build a 4 bed Passivhaus in North Somerset, about 8 miles south of Bristol. We are still in the very early stages of planning, as in, not sure if the plot in question has any potential for planning as yet, so have been spending a considerable amount of time reading about the Local Plans, NPFF and what the implications are of trying to build a village washed over with the Green Belt and is outside of a settlement boundary. The plot is part of a large garden, so might be considered a windfall plot but the two issues I mentioned are obviously very difficult to overcome, if at all. We do not have the sort of budget for a Paragraph 79 house but nevertheless given the location, we felt it was an avenue worth exploring further. In any case the research we have been undertaking generally won't be a wasted effort, since I feel it is helping us understand the build process and makes us better informed clients. In terms of build systems we are very keen on ICF, and going through the process now of trying to understand what the pros and cons are of the various systems - of which this site has proven very helpful already! We have also started to try and make a short list of architects that meet the following criteria: have demonstrable Passivhaus experience, have ICF experience, and can provide a Passivhaus design beyond just a box (yes I know that it is the most efficient design in terms of energy efficiency, but hey, its our dream :). this has proven difficult to say the least, the vast majority of architects who are local who have Passivhaus experience seem to only have experience with timber frame or seem so fanatical about the concept of eco design that I wondered whether we would be chased away with pitch forks if we even broached the idea of a monolothic concrete house. :). The other type of architects we found with lots of Passivhaus experience seem to be based in London, and frankly I wonder whether they would be so fancy that our fairly modest budget just wouldn't be of interest to them. If anyone can recommend an architect who meets the above criteria that would be great. So anyway, that's a brief synopsis of where we are, I sincerely hope to be able to contribute further to this site with updates!
  9. Hello, Ive been reading through some posts on here with interest. New to posting on this forum and hope I haven’t put it in the wrong place. I have a kerb drop issue with the council (a Greater London one). My fiancé and I bought a semi detached house at the end of 2018. It was very run down internally and we refurbished and gutted the whole thing, extended etc and we are very proud of how it looks now. There is a front ‘garden’ area which is currently very run down because of all the building works, skips etc. but we always planned and hoped to convert it to a driveway like the semi next to us has. You would easily be able to get 2 cars on the drive. We never thought we would encounter any issues. Lots of the neighbours have a driveway etc. There is never any issues parking on the street, some of it is residents only and some is ticketed but you can mostly always find a spot to park near your house. It is 12 mins walk from a popular zone 6 suburb for context. Anyway long and short of it is that I went to email the relevant person today about applying for a vehicle crossover. I didn’t do the formal process online where you pay £128 as I had his email from when I enquired when we bought the house. So I dropped him an informal email and asked when he was free to come out to assess the vehicle crossover at our home. I was always happy to fill out the form I just wanted to keep it informal initially. Anyway he has said he would refuse our application. He sent us some guidance document via email (which is not on the council website) and said the following alongside it: “I do not have any records of your application for a crossover to the property, if you had applied I would have been able to advise you that you cannot have a crossover to this property, your application would be refused. The reason is; there is a "permit parking" bay outside the property and under the 2019 policy I am unable to remove the parking bay. Prior to April 2019 under the old policy I would have been able to help by seeking an amendment to the "Traffic Order" which may have been agreed but also could have been objected to. I am as keen to provide off street parking whenever possible, the permission from the surveyor is not the issue in your case., From "highways " i have a policy regarding crossovers and it does not allow removal of any parking bay.” He has given me his managers email. However the guidance he attached to the email says the following: Traffic Management Orders – A proposed vehicle crossover must not result in the need to amend an existing Traffic Management Order (TMO), e.g. the removal or amendment of existing waiting and loading restrictions, or parking bay. This includes all designated parking bays, permit holder parking bays in Controlled Parking Zones (CPZ’s), paid for bays, marked parking bays in areas of permitted footway parking, restricted zones, home zones, permit parking areas etc. However each application will considered on its own merits. The full cost of amending both the TMO and road markings should be met by an applicant. Applicants must be aware that there could be objections to amending TMO, and objections may not be resolved. this seems at odds with what he’s saying about not being able to remove the space ? I basically said that none of this appears on the council website , only the checklist where one of the questions asks if the street is a controlled parking zone. And then it says if answering yes, the application may initially be rejected and/or delayed. Also I mentioned that the guidance he sent over says there is a possibility of amending the TMO. And he is saying it’s a flat out no? His final response when I pressed him on this said the ‘traffic order part is a bit confusing’ please email his boss who might be able to clarify. Which I have done. Can anyone help? At my wits end here we were getting quotes only last week for the driveway work and I feel like this will seriously impact our house value. So many other houses on the road have a driveway. I know precedence means jack all in this situation , or so I am led to believe. But his emails just aren’t making sense. I’ve emailed local councillors for some guidance on this. Just wondered if anyone else has experience with this?! What should we do
  10. We have an existing 3m tall garage/workshop which sits alongside the house but partially in front of the principle elevation. It is war-time era (probably built before the house in fact which is a 1960's bungalow) and constructed from concrete block walls with Asbestos roof sheeting.....yes I know the 'A' word!. For this reason as well as the fact it leaks and is an eye sore, we are looking to replace the roof with new trusses and tiles. Under permitted development we have read that, provided the various criteria is met, any outbuilding if fitted with a dual pitch roof can be 2.5m at the eaves and 4m at the peak. This is what we should like to install as the replacement, but we are unsure how PD applies to existing outbuildings and although we meet all the remaining criteria there is the issue that some of the garage does sit just in-front of the main dwelling. Has anyone had a similar scenario & have any useful knowledge they could share with us please?
  11. 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
  12. 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
  13. 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.
  14. 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
  15. 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.
  16. 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!
  17. 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)
  18. 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,
  19. 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
  20. 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
  21. 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)
  22. 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.
  23. 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
  24. 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.
  25. This time in Islington. It’s not the end of the line yet I guess