Digging foundations prior to planning permission

Biker girl · 2 Oct 2015

Hello

Could you dig out foundations for an extension before hearing a decision on the planning permission? We have applied for permission for a two-storey extension. Downstairs it extends 4m. If by any chance the planning application gets rejected, we're planning do get a ground floor only extension, still extending 4m. Apparently we can do this under permitted development, as long as the neighbours do not object (they do not intend to). So either way we will need the foundations dug.

We are in a bit of a rush due to circumstances, so wondered if this would be a good way of saving some time, or would we be in breach of planning regulations or anything else? (Party wall agreement aside.)

Many thanks

^woody^ · 2 Oct 2015

You can do that.

You need to submit your building regs application first though and wait 48 hours.

bernardgreen · 3 Oct 2015

Dig and fill before planning is granted might save some time. Not sure how you would deal with Building Control approving foundations for an as yet un-specified building. What depth would they want, quality of the bottom of the trenches etc etc.

Dig and NOT fill could be a disaster if the bottoms of the trenches filled with rain and caved in. Then you would have more digging and need more concrete when you did fill.

tony1851 · 3 Oct 2015

You mention that a ground floor extension would be approved 'if the neighbours don't object'.
Is your house a detached, or have you used the prior notification scheme rather than a normal planning application?

Digging and laying foundations is an operation which would be technically be development, so IMO would
need planning permission. In practice, they won't stop you doing this (though you still need to make a B.Regs application) but if the Planning officer found out, he/she might take umbradge at your 'cheek' and make life difficult for you.

^woody^ · 3 Oct 2015

Building control and planning permission are distinct. You don't need one to do the other.

You certainly don't need planning permission to dig a trench and fill it with concrete.

tony1851 · 3 Oct 2015

if it's part of the work you would, otherwise there would be no point in people digging and laying foundations to make a technical start, for example, if they wished to delay the main building work.

Biker girl · 4 Oct 2015

Thank you very much for all the responses.

So it seems like the main two issues would be:

1) Would have to submit building regs application first, which could be quite expensive if planning application is rejected, because with a revised plan (for one storey instead of two) we would presumably then have to submit them again and pay twice.

2) Might not look great if a planning inspection took place during or after the digging/filling had happened!

freddiemercurystwin · 4 Oct 2015

No you would only pay one fee to BC, yes planning may feel like something odd is going on if they pay a visit.

^woody^ · 5 Oct 2015

The thing is, why would you apply for something that might get rejected?

If your design conforms to the local policy, then it has to be approved. If there are potential issues, then you should have sorted those out, or designed them out beforehand.

If your fall back is a single storey of the same footprint, then there is nothing to stop you starting to build the single storey first, and by the time you get to first floor height, you will have the planning decision, and will know whether to start the roof or the first floor.

The only potential issue, is if a 3 or 3.5m two-storey would be acceptable instead of a 4m one. But as above, you should have sorted this out before you applied.

You could apply for a single storey under building regs. Then pay any extra if you do the second storey.

noseall · 5 Oct 2015

freddymercurystwin said:
No you would only pay one fee to BC, yes planning may feel like something odd is going on if they pay a visit.

Why?
The client is simply building a single storey extension under the PD umbrella - then had a mind change.

freddiemercurystwin · 5 Oct 2015

Because planners are a fickle bunch.

Biker girl · 5 Oct 2015

^woody^ said:
The thing is, why would you apply for something that might get rejected?

If your design conforms to the local policy, then it has to be approved. If there are potential issues, then you should have sorted those out, or designed them out beforehand.

LOL, Woody. I think and hope it will be approved, but it's not an absolute given.

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Digging foundations prior to planning permission

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