New Extension Help

freddykrueger

Hi Folks

I'm hoping that I can get guidance from here to keep me on the straight and narrow and hopefully update everyone on progress throughout this thread rather than open a new one each time.

I have just had an offer on a property accepted but that's where the easy bit in my opinion finishes. The property itself had planning permission granted in 2005 for a 2 storey extension.

At that time as far as I can gather the foundations for the extension were completed and (even though they have been decked over) they look as if they are 2 bricks high. I checked with planning and they said that because construction started then I would not need to re-apply for permission.

However, it appears at the time they did not get a building warrant - I have been in touch with them and they confirmed this but did not say anything further apart from if I wished to continue I would have to apply for a warrant.

It is about here that I am stuck.....I really don't know what to do next. I am not even sure how good the foundations are - should I get a structural engineer to look at them or would this be an unnecessary expense?

I do have a builder that I trust that is willing to take on the work and I have used him for years - he is a family friend but obviously can't continue until I find a way forward.

Any thoughts or guidance would be appreciated!

iamcornholio

You need to apply for your warrant, and as part of the inspection process, dig an inspection hole next to the foundation to allow them to be checked

They will either be suitable or not, but you wont know until the council inspector has checked them - instructing an engineer at this stage will be no use

muskoka

I'm thinking you could dig a trial hole to check on the foundations? I'd speak to building control at the Council where the property is & explain your query to them. I'm pretty sure you'd still need building control involved when/if you build the extension and they would almost certainly want to check the foundations...? but a quick call to them would verify I'm sure.

Also, perhaps the foundations presumably already installed would not meet current standards, depending on when they were built ? and did building control ever inspect them....again local Council could likely verify

freddykrueger

iamcornholio wrote: »

You need to apply for your warrant, and as part of the inspection process, dig an inspection hole next to the foundation to allow them to be checked

They will either be suitable or not, but you wont know until the council inspector has checked them - instructing an engineer at this stage will be no use

Thanks for that - I spoke to an architect a while ago and he said it was easy to inspect the founds yourself and just measure down how far they go. I think he said around 2 feet but I can't be sure.

That response gives me an idea of what to do next though!

baldelectrician

You need to apply for a late building warrant- the council do not do letters of comfort for 2005 works as the work falls completely within thr new regs

Unfortuanately you need to comply to TODAYS regs (unlike England / Wales), so you will need the electrics checked (PIR from compotent person) and probably a structural engineers cert / report

Speak to the local council and do what they say, as it's their ball

freddykrueger

A quick update on this - I am meeting an architect tonight to discuss the plans and building warrant - he is also going to inspect the foundations for me to check if they are fit for purpose.....I think this involves him bringing a shovel :-)

keshavpriya

I suggest you go with Private building regulator such as JHAI. Good service, need digging next to the wall preferably where you want patio or drain to go, inspector will see the foundation - its a flat base of concrete , you can see as well. He says ok and you start building , another inspection at DPC damp proof inspection. Private Building regulators come quick, costs about £550 same as council. Now you donot need completion certificate from council. After planning permission 3years to build but even if few bricks are laid as part of construction there is no time limit.