how can we Support neighbouring patio and sun lounge as our footings are deeper

[Lk1980]

Hello Everyone,

I was hoping someone could advise. We have a semi detached property and my neighbour has a patio and sun lounge. We are building an extension but due the trees in her garden (which are less than 3 meters) structural engineers have asked to go for step footings (1.2, 1.7 & 2.1 meters respectively)

The builder said once they start excavating (especially where footings are deep) there is a very miniscule chance of land slide depending on the quality of the land beneath neighbour's patio.

I have asked him to ensure his insurance is sufficient to cover the damage if it happens. Also, I was wondering if anyone can suggest ways we can ask builders to provide support whilst construction is underway to support the neighbouring patio and the sun lounge whilst we put the footings in place or build a retaining wall. Drawings attached.

Thanks,
LK

 

[^woody^]

They should shore the trench, it's basic stuff.

Remind them of their obligations under CDM Regulations 2015, and to prepare risk assessments and method statements. However, strictly this may be the responsibility (or jointly) of the engineers who designed the foundations. As the client it's your obligation to ensure this is done, else you become personally liable too.

Ask to see a valid Public Liability insurance cover from the builders, and Professional Indemnity cover from the engineers.

 

[jks7492]

How close are the new foundations to your neighbours property?

 

[Lk1980]

They should shore the trench, it's basic stuff.

Remind them of their obligations under CDM Regulations 2015, and to prepare risk assessments and method statements. However, strictly this may be the responsibility (or jointly) of the engineers who designed the foundations. As the client it's your obligation to ensure this is done, else you become personally liable too.

Ask to see a valid Public Liability insurance cover from the builders, and Professional Indemnity cover from the engineers.

Thank you very much woody. I will remind the structural engineer of CDM Regulations and also have a word with the architect.

 

[Lk1980]

How close are the new foundations to your neighbours property?

Hi jks7492. They are very close less than a metre. very close. its the boundary line.

 

[jks7492]

Hi jks7492. They are very close less than a metre. very close. its the boundary line.

Have you served a party wall notice?

 

[Lk1980]

Have you served a party wall notice?

Yep and she has consented. She has also however, written a letter advising us that she consents to the proposed work but she wants more detailed drawings drawn up. summary of her conditions below.


1. Section Drawing detailing the level difference between both properties. (I do not understand, if we are building entirely on our land why is it required) neither building control or planning officers asked for it prior to their approval. I will have to pay the architect separately again to prepare extra set of drawings.

2. Neighbour wants us to submit proposals to her to ensure stability of her sun longe and patio in temporary and permanent condition

3. Proposal to ensure the spread of foundation does not encroach her property.

4. A meeting with a project manager and contractor to discuss appropriate works as referred to in the party wall act 199 part 2 points 5 & 30 along other points arising (which she has not mentioned in her acknowledgement letter.)

 

[noseall]

Yep and she has consented. She has also however, written a letter advising us that she consents to the proposed work but she wants more detailed drawings drawn up. summary of her conditions below.


1. Section Drawing detailing the level difference between both properties. (I do not understand, if we are building entirely on our land why is it required) neither building control or planning officers asked for it prior to their approval. I will have to pay the architect separately again to prepare extra set of drawings.

2. Neighbour wants us to submit proposals to her to ensure stability of her sun longe and patio in temporary and permanent condition

3. Proposal to ensure the spread of foundation does not encroach her property.

4. A meeting with a project manager and contractor to discuss appropriate works as referred to in the party wall act 199 part 2 points 5 & 30 along other points arising (which she has not mentioned in her acknowledgement letter.)

2.1 metre deep foundations? This could be very costly especially if you start chuntering CDM regs and the like. Ultimately the customer pays for everything so be careful which wasp nests you prod.

 

[Lk1980]

2.1 metre deep foundations? This could be very costly especially if you start chuntering CDM regs and the like. Ultimately the customer pays for everything so be careful which wasp nests you prod.

Hello noseall.
Thankyouforyourreply. 2.1 meters is because of the trees in neighbours garden.

 

[noseall]

Hello noseall.
Thankyouforyourreply. 2.1 meters is because of the trees in neighbours garden.

No, I get that. It’s just that anything beyond a metre dig and the costs rise exponentially/disproportionally. It’s ten times more difficult to excavate at twice the (1m) depth.

 

[Lk1980]

No, I get that. It’s just that anything beyond a metre dig and the costs rise exponentially/disproportionally. It’s ten times more difficult to excavate at twice the (1m) depth.

So what is the alternative?

 

[noseall]

So what is the alternative?

Piles or a raft. 2.1 is manageable - just. But be aware that as the customer you are liable for costs. We specifically state 1m dig on all quotes. Anything deeper must be discussed on site depending on soil conditions.

 

[Lk1980]

Piles or a raft. 2.1 is manageable - just. But be aware that as the customer you are liable for costs. We specifically state 1m dig on all quotes. Anything deeper must be discussed on site depending on soil conditions.

Thank you noseall. It's just neighbour has a cherry Blossom tree and to ensure roots do not create trouble, the structural engineer has advised a nib of 2.1 meters. I can always ask to re visit the drawings.

If we change the foundations, do we have to go back to building control?

 

[noseall]

If we change the foundations, do we have to go back to building control?

Specialist foundations will need to be designed and possibly checked by Building Control, yes.

I wouldn’t be put off by a 2.1 m trench dig, but there are risks. What is machine access like to the site?

 

[JohnD]

No, I get that. It’s just that anything beyond a metre dig and the costs rise exponentially/disproportionally. It’s ten times more difficult to excavate at twice the (1m) depth.

What machine does that?