"Starting" Extension

[bednobs]

hi i received PP last year for a rear and side extension, plus a 2.5 meter fence along my back garden.
It came with standard resttrictions which included starting within 3 years.
What is considered "starting"?
we have to get a PWA with dificult neighbours, and i was wondering if to protect my postion i could erect part of the fence so we could say things have started?

[Zacs-Master]

'According to the Town and Country Planning Act 1990, “development is taken to be begun on the earliest date on which a material operation is carried out.” A material operation can include any works of construction, demolition, digging foundations, laying out or constructing a road and a material change in the use of the land'
https://www.markdoodesplanning.co.uk/keepingyourplanningpermissionalive.html#:~:text=According%20to%20the%20Town%20and,change%20in%20the%20use%20of

Have you done the PWA as this could take some time? Is this not a condition of approval?

[bookbinder]

"Starting" means digging the first hole(s).

[Atheist]

Best to ask the local planning authority who gave you planning permission. They are the ones who will be in control, not anyone here..

[Zacs-Master]

Also, do you have Building Regulations approval?

[Atheist]

Part Wall requirements shouldn't take long.

[Atheist]

Neither should Building Regs. Just get those two issues under way now.

[bednobs]

No we don't even have any quotes yet or money in place.
The pwa may well be quick normally but said neighbours have done everything possible to thwart us and I wouldn't put it past them to use more delaying tactics in order to try aolnd thwart us again

[jackthehat]

What is constituting the Party Wall between you and your neighbours?

[jennyjoan]

Bed correct me if I am wrong but aren't you thinking of moving house completely. Do you need to get this work done before you move

[Atheist]

Bednobs might well like to start implementing the permission so that she can sell the house with a permission which, having been started, can be completed at any time. That would be attractive to a potential buyer.

[bednobs]

Yes you are both right. The idea is to start but I also want to move. The extension needs foundations up to their boundary

[jackthehat]

Are there any 'structures' on the boundary, or are we just talking a wooden fence?

[The Builder]

While Jack is dealing with the PWA, may I butt in about the "starting?"
Official "starting" can be quite simple actions such as: clearing ground; setting out pegs and lines where the walls are going: putting in drains etc.

The trouble is, you'll have no "evidence" as to exactly when the start was made. (Yes... I know from your previous threads all about your neighbours, and how they might use this.)

When a Building Regs application goes in, there are stages/inspections which are logged. One of these notifications is "commencement." That's what I always use to prove a start has been made.

Of course, you are not at that stage since you have no Building Regs plans lodged with "Building control" yet. So you can't use that .

My honest opinion is that you should sell as it is now, with Planning already approved, and let the new owner sort out the extension.
The new people might well choose to alter things anyway, rather than being stuck with a "fait accompli".
You have 3 years after all.

I know this isn't what you'd like to hear, but believe me, you don't make a property more valuable/easier to sell by presenting buyers with foundations for something they may not even want.
In a perfect world (i.e. limitless cash) actually building the extension completely is the only way to add value.

[bednobs]

i thank you all for your valuable advice. the single story rear extension extends to the boundary on that side, the two storey side extension extends to the boundary on the other (and affects 2 households on that side)
the fence is on the dicky neighbours side, but only starts from the new extension and is completely on our property. Their original fence will stay.
You are most likely right thebuilder but i feel sad that this particular configuration might not happen as they hated our monopitch roof plans the most ouf everything :)

[Atheist]

bednobs; whatever your neighbours like or dislike, you have been granted planning permission. Whatever Building Regs think, it's up to the Planning Authority to define the start of works. Speak to the Planners and get a written definition of what's required. Don't listen to anyone here (including me); go to the people with the power. Get it in writing. OK so a purchaser might not like your plans, but at least they will know that they could build such an extension without further red tape. If they want to tweet the design, then at least they'll be starting from the premise that an extension of a certain bulk and height and extent has been approved in principle.
If you only need to dig a hole and pop a bit of concrete in it, then that's not going to put anybody off buying from you.
Lots of advice here; it's up to you to weigh it up and proceed as you think prudent. Good luck.

[bednobs]

two if you include LL

[bednobs]

wrong thread, sorry. yhanks for everyones advice