Apologies for the long post, but I'm unclear on how to plan and progress with a simple extension.
I'm looking to build a pretty straightforward full width rear extension - single storey, 3 m deep x 8 m wide, two sets of bi-folds, roof lantern etc, very simple. We're pretty certain it can be built under PD, but will be applying for a certificate of lawfulness all the same. The only issue is that we have a mature beech tree 10 metres from the existing rear of the property which has a TPO assigned to it. Our architect advised getting an arboriculture consultant to assess the tree, which we have, and he said there would be some roots within the area we want to dig the ground works in, but these would be small and could be trimmed back by a professional. He has suggested he perform a BS5837 tree report. He didin't think it would be worthwhile doing an air spade investigation as the extension boundary will be a decent distance from the tree, but it may need monitoring when doing the foundations.
I understand when doing a PD, we could just crack on and start building, having given building notice first. However, we don't want to impact the tree mainly because it could cost us a large fine, but also because it's a really nice tree!!
My questions are, what's the best process for staying compliant, and who needs to be involved at which stage to help mitigate issues? Do I submit the certificate of lawfulness and include the tree report, or is the tree report not required at that stage? Would the tree report raise alarms that would then make the council request it's put through full planning? Will building control want to see that the foundations haven't affected the roots of the tree and if so does that mean having the arboriculture consultant on site to monitor their digging by the builder? Will a builder care about the tree roots and be sympathetic to planning the foundations? The architect has said the extension is so simple it wouldn't need building regs drawings, but should we get him to do regs drawings which take into account the roots and design accordingly - screw piles perhaps?
Lots of questions, sorry!! Thanks.
I'm looking to build a pretty straightforward full width rear extension - single storey, 3 m deep x 8 m wide, two sets of bi-folds, roof lantern etc, very simple. We're pretty certain it can be built under PD, but will be applying for a certificate of lawfulness all the same. The only issue is that we have a mature beech tree 10 metres from the existing rear of the property which has a TPO assigned to it. Our architect advised getting an arboriculture consultant to assess the tree, which we have, and he said there would be some roots within the area we want to dig the ground works in, but these would be small and could be trimmed back by a professional. He has suggested he perform a BS5837 tree report. He didin't think it would be worthwhile doing an air spade investigation as the extension boundary will be a decent distance from the tree, but it may need monitoring when doing the foundations.
I understand when doing a PD, we could just crack on and start building, having given building notice first. However, we don't want to impact the tree mainly because it could cost us a large fine, but also because it's a really nice tree!!
My questions are, what's the best process for staying compliant, and who needs to be involved at which stage to help mitigate issues? Do I submit the certificate of lawfulness and include the tree report, or is the tree report not required at that stage? Would the tree report raise alarms that would then make the council request it's put through full planning? Will building control want to see that the foundations haven't affected the roots of the tree and if so does that mean having the arboriculture consultant on site to monitor their digging by the builder? Will a builder care about the tree roots and be sympathetic to planning the foundations? The architect has said the extension is so simple it wouldn't need building regs drawings, but should we get him to do regs drawings which take into account the roots and design accordingly - screw piles perhaps?
Lots of questions, sorry!! Thanks.
