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Have a look at application for the one close by which was approved. See what it says about Council’s Development Management Policies DM01 and see if there is another policy that has more importance now than DM01. You could go in and talk to the duty planning officer. At least it's free and you...

It really isn't about money or architects. As Wessex said you need to check the local plan and see if it has been updated. Then if it is still not a cert you would be better speaking to a planning consultant imo than an architect. But you may now be knocking on a door that is already open. To be...

That can't really be true though because senior officers have to review and sign off all delegated decisions. Maybe this new one is the faker and trying to get another fee out of you! Only joking but hopefully there is a policy in your LPA and it is a group decision. Development changes areas...

Obviously a good place to start is the reason for refusal on the last application. Perhaps there has been a policy change or maybe you can overcome the reasons through your new design.

Planning permission in general for flat conversions is governed by LA policy and is not an architect related issue. Have you talked to your local planning officer? You won't need a fancy architect if say the LA are welcoming flat conversions in your area. Perhaps the simple reason is policy may...

Given you have a bathroom in the front I take it then I would guess the front garden is yours and possibly next doors whereas the back one may be other houses and just crosses your land, especially if it is the deep one. I had a house the same, with the back garden one going out to a different...

I was only trying to help by raising the question that the drain may have to be changed to meet current regs. https://www.drainageconsultantsltd.co.uk/about-drains/drainage-gradients-falls/ Hopefully not but it is my understanding BCO's do have powers when it comes to foul drains.

Well as I read it Woody was saying you should seek advice from your designer before doing any more works. Why don't you talk to the BCO tomorrow before you do any more digging? It sounds downright dangerous to me.

What I am thinking is what went in previously might not conform to current regs anyway. I thought in this situation there is supposed to be a tumbling device to take the water from a high to low level so as to stop drains being too steep, as I have read the solids can get left behind if a fall...

Woody can you help this new member out! If it was me I would place a small wedge under the fish tank and declare "job's a good un". I know firsthand how irritatating non level floors can be but I'm not sure this is the answer. It sounds like you could be turning a smallish problem into a big...

I think the issues are primarily about things like not discharging water onto your neighbours property, which is a no no, ease of maintanence and foundations undermining walls or fence posts. Basically you don't want to be making a rod for your own back and end up getting into some horribly...

But unless you are on some sort of fixed price contract it always comes back to the client to pay in the end. Out of interest, why is a private drain laid to that level? I thought 600 - 1200 was the norm, with some shallower. Is filling the drain with concrete and designing a new drain run...

By going lower in the ground you won't be breaking rules but laws - of nature! In other words it gets expensive because you have to waterproof everything. I'm thinking this sounds like a job for a steel frame construction of posts and beams. You could possibly have a few pent roofs going from...

Thanks for the pics and best of luck for the rest of it.

Perhaps that could be condensation, there is often more than one cause with things. Good luck with it, you seem to be well on the way now.

Perhaps this stud wall will have a vapour barrier behind the plasterboard such as you get on a timber frame house, allowing the moisture to pass both ways.

Wow you really have something to work on there, all it's missing is a few Harry Potter creatures (joking!). I particularly like that corballed porch cover. and the recessed bits. The proportions are right too. All you have to do now is start collecting Pugin objects with which to fill it. Or a...

Interesting bricks you have there. What is this Italianate gothicdom you speak of, sounds interesting. Not sure if you should have raked the sand and rubble out tbh, it might be there to bind the wall together and not a cavity. As for the damp both the window and door are showing signs water...

Yeah I couldn't agree more Tony. Woody I suggest you keep matters 'in house'. The Italians are very handy when it comes to this sort of thing...

Well is isn't how they feel on the day, that applies to the planning committee who really can be loose cannons. They must have some policy reasons even if they may be reluctant to specify them precisely. Someone must have objected or it would have been passed provided it met the NCS critera...