Crosswords3 mins ago
"Starting" Extension
17 Answers
hi i received PP last year for a rear and side extension, plus a 2.5 meter fence along my back garden.
It came with standard resttrictions which included starting within 3 years.
What is considered "starting"?
we have to get a PWA with dificult neighbours, and i was wondering if to protect my postion i could erect part of the fence so we could say things have started?
It came with standard resttrictions which included starting within 3 years.
What is considered "starting"?
we have to get a PWA with dificult neighbours, and i was wondering if to protect my postion i could erect part of the fence so we could say things have started?
Answers
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'According to the Town and Country Planning Act 1990, “development is taken to be begun on the earliest date on which a material operation is carried out.” A material operation can include any works of construction, demolition, digging foundations, laying out or constructing a road and a material change in the use of the land'
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Have you done the PWA as this could take some time? Is this not a condition of approval?
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Have you done the PWA as this could take some time? Is this not a condition of approval?
While Jack is dealing with the PWA, may I butt in about the "starting?"
Official "starting" can be quite simple actions such as: clearing ground; setting out pegs and lines where the walls are going: putting in drains etc.
The trouble is, you'll have no "evidence" as to exactly when the start was made. (Yes... I know from your previous threads all about your neighbours, and how they might use this.)
When a Building Regs application goes in, there are stages/inspections which are logged. One of these notifications is "commencement." That's what I always use to prove a start has been made.
Of course, you are not at that stage since you have no Building Regs plans lodged with "Building control" yet. So you can't use that .
My honest opinion is that you should sell as it is now, with Planning already approved, and let the new owner sort out the extension.
The new people might well choose to alter things anyway, rather than being stuck with a "fait accompli".
You have 3 years after all.
I know this isn't what you'd like to hear, but believe me, you don't make a property more valuable/easier to sell by presenting buyers with foundations for something they may not even want.
In a perfect world (i.e. limitless cash) actually building the extension completely is the only way to add value.
Official "starting" can be quite simple actions such as: clearing ground; setting out pegs and lines where the walls are going: putting in drains etc.
The trouble is, you'll have no "evidence" as to exactly when the start was made. (Yes... I know from your previous threads all about your neighbours, and how they might use this.)
When a Building Regs application goes in, there are stages/inspections which are logged. One of these notifications is "commencement." That's what I always use to prove a start has been made.
Of course, you are not at that stage since you have no Building Regs plans lodged with "Building control" yet. So you can't use that .
My honest opinion is that you should sell as it is now, with Planning already approved, and let the new owner sort out the extension.
The new people might well choose to alter things anyway, rather than being stuck with a "fait accompli".
You have 3 years after all.
I know this isn't what you'd like to hear, but believe me, you don't make a property more valuable/easier to sell by presenting buyers with foundations for something they may not even want.
In a perfect world (i.e. limitless cash) actually building the extension completely is the only way to add value.
i thank you all for your valuable advice. the single story rear extension extends to the boundary on that side, the two storey side extension extends to the boundary on the other (and affects 2 households on that side)
the fence is on the dicky neighbours side, but only starts from the new extension and is completely on our property. Their original fence will stay.
You are most likely right thebuilder but i feel sad that this particular configuration might not happen as they hated our monopitch roof plans the most ouf everything :)
the fence is on the dicky neighbours side, but only starts from the new extension and is completely on our property. Their original fence will stay.
You are most likely right thebuilder but i feel sad that this particular configuration might not happen as they hated our monopitch roof plans the most ouf everything :)
bednobs; whatever your neighbours like or dislike, you have been granted planning permission. Whatever Building Regs think, it's up to the Planning Authority to define the start of works. Speak to the Planners and get a written definition of what's required. Don't listen to anyone here (including me); go to the people with the power. Get it in writing. OK so a purchaser might not like your plans, but at least they will know that they could build such an extension without further red tape. If they want to tweet the design, then at least they'll be starting from the premise that an extension of a certain bulk and height and extent has been approved in principle.
If you only need to dig a hole and pop a bit of concrete in it, then that's not going to put anybody off buying from you.
Lots of advice here; it's up to you to weigh it up and proceed as you think prudent. Good luck.
If you only need to dig a hole and pop a bit of concrete in it, then that's not going to put anybody off buying from you.
Lots of advice here; it's up to you to weigh it up and proceed as you think prudent. Good luck.
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