How much can you demolish when building an extension?

akist · 5 Aug 2020

We are building a significant extension including a new roof shape and size and have demolished most of the existing structure.

A (helpful) neighbour has called in the compliance officers and they are now asking me "am I still building according to the approved planning application" and "is it still the case that part of the remaining original structure will remain and form part of the new house" ?

I have replied :
yes we are building according to the approved application
yes a significant part of the structure remains and will be part of the new
we had to knock down additional walls that were made unsafe during the demolition and we may need to knock down more walls that we decide are unsafe

I also sent him photos to see how much still remains.

Has anyone got experience with this to advise me please?

^woody^ · 5 Aug 2020

The permission is to build whatever was approved and not to retain whatever is not part of the permission.

DevilDamo · 5 Aug 2020

We secured approval for vast extensions and alterations to a bungalow to form two storey dwelling in which only three original walls were being retained. It wasn’t until the 23rd hour the Planning Officer raised concerns that the application should have been that for a new dwelling as opposed to extensions to. We fought it and she agreed to let it go but stated these kind of proposals will be heavily scrutinised in the future. She also mentioned they will be checking to make sure those three walls are being retained.

clifford1 · 5 Aug 2020

There was a "Grand designs" programme recently featuring restoration of a collapsing pele tower. Some of the structure had already collapsed, and part way through a massive internal wall gave way. It was an exiting feature, as the team ran as the wall collapsed. The permissions must have been open-ended, as the engineers had little idea which parts they could support in time and which would fall as they were being investigated.

akist · 5 Aug 2020

Thank you all for your comments. The compliance officer said he will convene with colleagues and will let me know on Friday what their position will be as he said for these demolitions a permit is required. OK, so will I get a fine? Will I be asked to apply for a permit? Or worse?

^woody^ · 5 Aug 2020

He's talking crap

akist · 6 Aug 2020

DevilDamo said:
We secured approval for vast extensions and alterations to a bungalow to form two storey dwelling in which only three original walls were being retained. It wasn’t until the 23rd hour the Planning Officer raised concerns that the application should have been that for a new dwelling as opposed to extensions to. We fought it and she agreed to let it go but stated these kind of proposals will be heavily scrutinised in the future. She also mentioned they will be checking to make sure those three walls are being retained.

If that's not bullying, "we will be watching you"... Jesus! Too much power to the councils for arbitrary and contrived reasons and decisions. Let's see what they will ask me to do tomorrow. I will add the "we will be watching you" in my list of possible threats. And I do not get it, why does he need to "convene with a colleague", are there rules that must be followed or do they make it up as they go along?

frutbunn · 6 Aug 2020

akist said:
Thank you all for your comments. The compliance officer said he will convene with colleagues and will let me know on Friday what their position will be as he said for these demolitions a permit is required. OK, so will I get a fine? Will I be asked to apply for a permit? Or worse?

Highly unlikely, I deal with demolition notices and if I see one that doesn't have the paperwork in progress and no one has reported it I put the blinkers on!
Last one someone complained about was already demolished and finished when I arrived on site as late as I possibly could in the afternoon as I was far to busy to call any earlier!!! That was always a good ploy with illegal skip complaints, hopefully they were already full when you got there and about to be moved!

akist · 14 Aug 2020

Just to update you all on the progress of this. Two compliance officers visited and inspected the site and were happy that a proportion remains. As there is no specific demolition plan, they worked out by comparing existing and proposed, which walls ought to remain and picked me up on this. I explained that during demolition, roof removal and vibrations, many walls were compromised and had to be removed (collateral damage). I also demonstrated by pushing on a wobbly wall which also needs to come down. They said they were happy and all was in order. I do not have it in writing yet.

phatboy · 14 Aug 2020

And now for £5, you can get a can or black spray, and write "Go **** yourself" on the wall facing said neighbour!

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How much can you demolish when building an extension?

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