We're trying to find the answers to a few (dozens) questions with regards to building regs..
Like what? A lot depends on your council, they are all different..
quote:
Originally posted by coozer
Like what? A lot depends on your council, they are all different..
I hope you're ready for this...
Basically We want to (re)build a garage thats on our land - it burned down 38(ish) years ago (so previous owners say) leaving 3 walls. the front
(where the doors would be) and one of the side walls form part of the property boundary.
We want to rebuild on the site- but make the new garage wider. It wouldnt cover half of the land - our boundary is aprox 3 ft from a windowless side
wall of a factory. the garage goes onto an unadapted road (rear of our house. 2 nearest houses are 35 and 55 ft away.
The stick in the mud is that we've been told that theres a sewer that runs through our garden - but not sure exactly where - it's mentioned
in the deeds but only in passing - there are no manholes etc in the garden.
The house dates from 1860(ish) and Id say that from the depth of the cellar (old servants kitchen (period features still there) that the drains area
good 15ft underground.
Does this mean that theres a poss that this sewer will be at the same depth and would it be affected by any (re)building of the garage.
In a nut shell - if we can - I dont want to go through planning. but then again I dont want some suit telling me to knock my shiny new garage down.
Previous owner of my house rebuild the garage slightly wider and slightly longer and higher and didnt get planning permission for it but when I came to buy it they had to go and get retrospective permission for it so I would guess you need to go through planning. Give them a ring and see what they say.
The local planning officers are usually very approachable, and whilst you may never actually see them, they will normally go and have a look when
no-one else is around.
Have a chat with them, and confirm anything thats agreed in an email or letter, requesting that they respond.
Soulds to me like it should be ok, but check with them as its the bylaws that differ between councils.
For example, where i live, its an offence under a particular bylaw to park on grass verges yet the police do it all the time when they park their
camera van!!!
It's the sewer bit thats worrying us at the mo..
I wouldnt be too concerned about the sewer myself, im no expert but i think that affects building regs, not planning permission. There are ways to
build over it if its too close to the surface anyway.
Definately call them for a chat, you've nowt to lose!
quote:
Originally posted by zilspeed
quote:
Originally posted by coozer
Like what? A lot depends on your council, they are all different..
Well they shouldn't be.
The regs are the law and not open to interpretation.
Or shouldn't be.
sewer wont be that deep.they rely on gravity so have to be higher than where it joins the main run.
I think we're gonna end up ringing them - I just dont want to open a can of worms..
We've been on planning portal and that outlines the general rules - size and placement for new build but nothing about re-building something
thats there in the first place.
Have a search for 'Permitted Development' this should explain what you can and can't do re:planning, as far as sewers etc that would
fall under building reg's. Again very approachable people.
At the end of the day both the planning and building regs officers would rather that issues were discussed now rather than part way or at completion
of any build.
Roger
iirc In theory you can replace what was there before so long as the remains are recognisable and you don't change the floorplan. However as you
want to make it bigger you will need permission, however from your description it probably wouldn't be a major issue.
If you try and do it without permission they may make it a major issue on principle.
Plenty of ways of overcoming the sewer problem, but you'll have to find it first. Any manholes in the neighbours gardens to give you a clue?
[Edited on 22/3/10 by iank]
(in reply to conrod.)
There are drains in the cellar go somewhere and those are 15 ft below the level of the garden theres also a drain in the small courtyard of the old
servants entrance to the house - now our cellar.
no manholes in other yards. all of the other houses do not have an arrangement like ours - our house is the last in the row (bottom of a slope) which was build by the mill owner - ours is the only through house and the only one with a garden.
quote:
Originally posted by scootz
quote:
Originally posted by zilspeed
quote:
Originally posted by coozer
Like what? A lot depends on your council, they are all different..
Well they shouldn't be.
The regs are the law and not open to interpretation.
Or shouldn't be.
They all differ... they have their own local rules.
With regards to the Planning Issues I would call the local council and arrange a meeting with the Duty Planner, you tend to find that they do not like
to attend site unless you have submitted an application - and the relevant fee!!
The ‘building over the drain’ is an issue that would be dealt with by Building Control and they will be able to advise you, in some areas, the
relevant water suppliers have a massive input into this - such as Southern Water. This area could possibly cause you some issues, as the regulations
are easy to overcome if the drains are shallow but if they are deep then that is when it can get difficult and expensive. However, as I said in some
areas the water suppliers do not get heavily involved
quote:
Originally posted by ravingfool
Planning permission has a subjective degree though and this is impacted by the local building policy and the members of the planning committee.
we have submitted loads of planningg applications over the years and have found the very best way forward is to approach planning, explain clearly
what you would like to do. If they feel a site visit is needed try to meet them and discuss your plans.
I f you feel are not getting there you can always employ a professional to submit your application, the last application we did cost us £350ish local
building surveyor last year obviously you don't pay them until the application is successful!!!!
don't worry about the sewer can be moved altered etc well don't worry until the digger goes through it!!
have fun
If you are interested you can download a set of B regs form here for £9.97
http://www.ukbuildingstandards.org.uk/?gclid=CIXy5O2qzaACFSU8lAodTizC0g
More useful info here
http://www.communities.gov.uk/documents/planningandbuilding/pdf/explanatorybooklet.pdf
The B/regs lay down guidance requirements but alternative ways of meeting the requirements may be allowed
see here
http://www.direct.gov.uk/en/HomeAndCommunity/Planning/BuildingRegulations/DG_10014147
Hi Catman's wife here. I would be the one in a suit that would come and tell you to knock your garage down!!
Basically the sewer would not effect an application for planning - this would only be a building control issue. In respect to wether or not plannig
permission is required it would depend on the size, height and distance from the boundary. I haven't got the legislation in front of me and so I
can't remember the precise measurments - just write to your local planning authority with the dimensions and ask them if permission is needed.
Hope this helps
just rebuild what was there save you headache and fees
quote:
Originally posted by wicket
If you are interested you can download a set of B regs form here for £9.97
http://www.ukbuildingstandards.org.uk/?gclid=CIXy5O2qzaACFSU8lAodTizC0g
More useful info here
http://www.communities.gov.uk/documents/planningandbuilding/pdf/explanatorybooklet.pdf
The B/regs lay down guidance requirements but alternative ways of meeting the requirements may be allowed
see here
http://www.direct.gov.uk/en/HomeAndCommunity/Planning/BuildingRegulations/DG_10014147
If I could add one last point here.
Anyone deemed to be qualified on the subject is not allowed to casually give away the information without consideration of the consequences. If I make
comment in here on an informal basis, the advice given, if wrong would be deemed binding as I would considered to be an expert rather than a non
expert. You can then quite legitimately sue me. For something I said free of charge on an internet forum.
What does this mean ?
It means, never take advice on such matters casually, because anyone who makes a living from it understands this.
If you're given advice casually, it means the provider of the information doesn't completely understand the consequences of getting it
wrong. Therefore, they're not an expert.
I mean expert in the broadest possible sense here.
(all of the above sounds unbelievably pompous, I know, but professional indemnity is at the core of it.)
As stated previously, seek advice on the specifics of the case from your local planning office.)
quote:
Originally posted by zilspeed
Anyone deemed to be qualified on the subject is not allowed to casually give away the information without consideration of the consequences. If I make comment in here on an informal basis, the advice given, if wrong would be deemed binding as I would considered to be an expert rather than a non expert. You can then quite legitimately sue me. For something I said free of charge on an internet forum.
talk to building control at the council ....... in the long run it will save you time and money.
In a similar vein - I recently approached the local planning and building authorities to ask whether they needed to be involved if I have a flue for a
wood-burning stove fitted to the side of my house.
I sent them an email (found the address on the council's website) and they responded within a day or so.
Both parties were very approachable.
In my case: The planning authority wasn't interested (the flue will be on the side away from the road) and the building authority wasn't
interested because it was being fitted by a HETAS-registered installer (they would be if I was fitting it myself).