Consultation period over..considering digging out the foundations before the weather turns bad - is this risky?

[nicktick]

Hi all, so after making a mistake on permitted development and making a start (turned out less than half a meter was not under permitted) we put in for full planning.

 

We had already dug a quarter of the foundation trench, demolished a conservatory and a lean to under the permitted bit but now really keen to get going before the weather is against us - my son has bad asthma so wanted to get water tight before end of the year which we would of easily achieved under permitted.

 

Both of our neighbours have offically supported the plans on the portal - what's the chances of getting a further inspection from the case officer after consultation has finished? 

 

Our 8 week average window would mean final approval wouldn't come till mid December & my builders are good to go now.

 

We've never done any building work like this before so I am totally green to the process.

 

Cheers

 

 

[JohnMo]

Only risk is it against the law and BC can tell you to make good everything the way it was before you started. Other than that I don't see many issues.

[Redbeard]

2 minutes ago, JohnMo said:

Only risk is it against the law and BC can tell you to make good everything the way it was before you started. Other than that I don't see many issues.

 

+1. Bite your lip, have patience and put it down to experience. Sorry, I wish I could tell you something you'd rather hear, but @JohnMo is exactly right.

[Kelvin]

You want BC in your side not pissing them off before you’ve got started so I’m with the above. It doesn’t stop folk from doing it of course. Some get away with it some don’t. 

[nicktick]

5 hours ago, Kelvin said:

You want BC in your side not pissing them off before you’ve got started so I’m with the above. It doesn’t stop folk from doing it of course. Some get away with it some don’t. 

I thought BC don't come round until I tell them the footings are dug and ready for inspection - I used an independent and paid up front when we were working under permitted but didn't get to footings stage. I told them there was a pause and they were fine just said give us a call when you are ready.

 

[nicktick]

6 hours ago, JohnMo said:

Only risk is it against the law and BC can tell you to make good everything the way it was before you started. Other than that I don't see many issues.

I get that - and thats a call only i can make after weighing things up. The planning will get thru, there's been loads of simliar deevlopments in our road over the past few years and mine you cant even see from the front of the property & there are no restrictions or covenants or anything.

 

I'm just thinking about getting ahead of the game a few vital weeks for a build that will be definitely passed without issue.

 

 

[JohnMo]

30 minutes ago, nicktick said:

I get that - and thats a call only i can make after weighing things up. The planning will get thru, there's been loads of simliar deevlopments in our road over the past few years and mine you cant even see from the front of the property & there are no restrictions or covenants or anything.

 

I'm just thinking about getting ahead of the game a few vital weeks for a build that will be definitely passed without issue.

 

 

It's your call, your risk.

[Kelvin]

36 minutes ago, nicktick said:

I thought BC don't come round until I tell them the footings are dug and ready for inspection - I used an independent and paid up front when we were working under permitted but didn't get to footings stage. I told them there was a pause and they were fine just said give us a call when you are ready.

 

There’s been examples of the BCO dropping by on here before now. Mine did once just because he was passing the house. 
 

I have experience of one house build and one BCO and he was excellent, very helpful and pragmatic and saved me money. I did everything by the book though. 

[Oz07]

What are we talking about bc or planning here? Could you not submit notice with bc and proceed with building regardless of planning

Edited 20 hours ago by Oz07

[nicktick]

37 minutes ago, Oz07 said:

What are we talking about bc or planning here? Could you not submit notice with bc and proceed with building regardless of planning

My Indy BC have been informed after we put the stops on the permitted development extension and they just said, no problem at all & to call them when the foundations were dug out and ready for inspection before the pour.  The planning I applied for has now finished consultation - today in fact.

[saveasteading]

42 minutes ago, Oz07 said:

bc or planning here?

If i understand.

You have been told it dies not qualify as PD.

You do not have planning permission.

Therefore it is wrong to start. 

 

You are hoping to get away with it because you don't think the neighbours would complain. It's wrong to drag them into this.

And they or the postman, or anybody might mention it in chat.

 

It would be plain wrong whether you got away with it or not.

 

The bco is not the planner but, if i remember correctly, they would send a notice to the planners.

If you explain this all to the bco I doubt it will help; probably the opposite.

 

And what if planning took weeks still because of some random issue?

 

It's generally a bad idea to dig footings too soon.  

 

Come January it will all be legitimate and you won't have to worry.

[nicktick]

5 minutes ago, saveasteading said:

If i understand.

You have been told it dies not qualify as PD.

You do not have planning permission.

Therefore it is wrong to start. 

 

You are hoping to get away with it because you don't think the neighbours would complain. It's wrong to drag them into this.

And they or the postman, or anybody might mention it in chat.

 

It would be plain wrong whether you got away with it or not.

 

The bco is not the planner but, if i remember correctly, they would send a notice to the planners.

If you explain this all to the bco I doubt it will help; probably the opposite.

 

And what if planning took weeks still because of some random issue?

 

It's generally a bad idea to dig footings too soon.  

 

Come January it will all be legitimate and you won't have to worry.

 

 

 

'The bco is not the planner but, if i remember correctly, they would send a notice to the planners'. Thanks this is the kind of insight I'm looking for. 

[Oz07]

Why is it wrong to dig foundations in your garden before the planning comes through. It's only like digging a hole in your garden. If the neighbours are on side and happy I don't think there's any moral quandary. Crack on if you're brave and confident the planning coming, if thats what you want to do. 

[JohnMo]

8 minutes ago, Oz07 said:

Why is it wrong to dig foundations in your garden before the planning comes through

Because the work is subject to planning, so a couple of reasons 

 

Planning breach: You could be in breach of planning law if you begin work before all pre-commencement conditions are satisfied, even if you have a planning approval. He has zero idea if there are any ore-comme cement conditions or if it will be approved.

 

Your first BR inspection will prior to concrete pour into foundation, no point doing this early as you risk collapse etc.

 

Must have nice weather down south, we are at zero at the moment and it's not been much better for the last week, plus very wet.

[Oz07]

10 hours ago, JohnMo said:

Because the work is subject to planning, so a couple of reasons 

 

Planning breach: You could be in breach of planning law if you begin work before all pre-commencement conditions are satisfied, even if you have a planning approval. He has zero idea if there are any ore-comme cement conditions or if it will be approved.

 

Your first BR inspection will prior to concrete pour into foundation, no point doing this early as you risk collapse etc.

 

Must have nice weather down south, we are at zero at the moment and it's not been much better for the last week, plus very wet.

I'm assuming he's still gonna go down br route. He can get them inspected and poured before planning if he wants?

[nicktick]

12 hours ago, JohnMo said:

Because the work is subject to planning, so a couple of reasons 

 

Planning breach: You could be in breach of planning law if you begin work before all pre-commencement conditions are satisfied, even if you have a planning approval. He has zero idea if there are any ore-comme cement conditions or if it will be approved.

 

Your first BR inspection will prior to concrete pour into foundation, no point doing this early as you risk collapse etc.

 

Must have nice weather down south, we are at zero at the moment and it's not been much better for the last week, plus very wet.

 

I've looked thru the local planning portal for similar builds in our road and can't see any mentions of any watch out pre commencent condtions - they've all been approved with minimal comments such as:

 

The development hereby permitted shall be constructed entirely of the materials details of which are shown on plan.

 

Floor levels within the proposed garage shall be set no lower than the finished floor levels in the existing dwelling.

 

 

The fencing for the protection of the protected trees on adjacent land shall be maintained on site in accordance with the Tree Protection Plan.

 

All of this is part of our plan and is documented in our thorough access statment. Its squeaky clean.  Like i mentioned I'm 100% confident after four similar extensions have been passed in the last year. Inc one that had a major front extension and roof work as well.

[JohnMo]

15 hours ago, JohnMo said:

It's your call, your risk.

As I said earlier, so why come here and look for a rubber stamp, you know what you are going to do.

[nicktick]

5 minutes ago, JohnMo said:

As I said earlier, so why come here and look for a rubber stamp, you know what you are going to do.

I didnt come here looking for a rubber stamp - why would I do that in an online forum who have no jurisdiction or influence on my application?

 

As i said in my orignal post what's the chances of getting a further inspection from the case officer after consultation has finished? 

 

I was just trying to get some insight from the forum thats all. 

 

 

 

[saveasteading]

50 minutes ago, nicktick said:

what's the chances

Low chance of being pursued for it but  high risk, and rules are there for a reason.

Plus I think it's wrong to expect the neighbours and bco to turn a blind eye.

 

If something was to go wrong, say technically or injury, your insurers would poss jump at the absence of PP to withdraw cover.