Building work started

[Footie fan man]

Hi all.
I have been granted planning and works have started. The planner rejected plans that the side extension bridge line be 350mm lower than existing and the front be stepped back a brick.
The builders have built up to damp at the front and its flush with existing house. Building inspector has been out and they have had a conversation that's it's ok to build flush and tie the new roof in. Builder assures me that it's fine. But I am concerned that planners will have an issue at a later date ie completed then year apart the extension to match the submitted drawing. Please Help !!!!!!!!

 

[Notch7]

. Building inspector has been out and they have had a conversation that's it's ok to build flush and tie the new roof in. Builder assures me that it's fine. But I am concerned that planners will have an issue at a later date ie completed then year apart the extension to match the submitted drawing. Please Help !!!!!!

The building inspector is commenting from a buildingbregs perspective, nothing to do with planning.

The builder doesnt want to change, cos hes already up to damp.

Unfortunately you know the answer: nobody from planning will ever check, unless somebody complains, then they will be duty bound to visit.
Its a minor discretion, but nevertheless doesnt comply with consent.

Realistically theres a high chance nobody will ever notice or complain, so youve got say 99% chance itll be ok.

If it is spotted, it wont comply and it would need a retrospective planning application. Theres always a chance it could get rejected, and they might be a bit precious about the lack of setback -as that is an element that they consider makes an extension subservient to the host building.

Would they really be bothered about 225mm? I dont know, I expect they have other things to worry about......
The problem is that although its a minor risk, you are the one carrying that risk for someone elses error.

Is there room on the footing to come back 112mm? .....just an idea

There are some pro architects on here that might have experience.

 

[catlad]

I just can't see how that error can occur, did they not get drawings or do you not speak the same language?
The footing should have told them where to start laying bricks.

 

[^woody^]

A step back and lower ridge is normal planning policy and a requirement the planners insist on.

Not building to the approved planning permissions is a big risk for you, if it gets noticed or mentioned to ther planners. They will never approve this amendment.

Building inspector is nothing to do with planning, and once the builder is gone it's your problem. And it could be a big problem.

 

[Footie fan man]

Guys that's great thanks for all your help.
I think I will contact the planning officer and let him know. If he has an issue then at least its correct information and the builder will have to resolve his mistake.

 

[tony1851]

If you contact the planning dept. they will advise that it needs a new planning application if you want it larger than approved, and you can expect to wait another 6-8 weeks to probably get it refused.

 

[^woody^]

If you contact the planning dept. they will advise that it needs a new planning application if you want it larger than approved, and you can expect to wait another 6-8 weeks to probably get it refused.

Yes, but as you may well know, a subservient extension (step back and lower ridge) is often an actual planning policy, so it's a waste of time applying for something that is against policy.

 

[Leofric]

Has the builder been given the correct approved drawings showing the front of the new extension set back from the front of the existing house ? If so, why aren't they building to the drawing? The correct thing is to stop work on site to the front wall, demolish what has been built up to dpc level and rebuild to the correct faceline . This will most likely mean the concrete foundation at the front is not wide enough as it is but have a meeting with the builder immediately to sort this out. Build in accordance with the planning approved drawings. As others have said building regulations are a different matter.

 

[Leofric]

The footing should have told them where to start laying bricks.

presume the foundations are too far forward

 

[noseall]

Builder assures me that it's fine

Sack the builder - immediately.

 

[Leofric]

Sack the builder - immediately.

Get them to rebuild the front wall on the correct faceline first though ,otherwise who pays for that being rectified

 

[Leofric]

A further note regarding information issued to the builder , as well as drawings you should give the builder copies of the planning approval notice showing the consent conditions and any building regulations approval notice with schedule of conditions. Don't withhold any relevant information from the builder.