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Newbuild not being built quite to plan, what is permitted?
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JJR45
Posts: 384 Forumite

We are looking at purchasing a newbuild from a small local developer.
But have noticed as it is getting built the build is not quite matching the plans.
1, The garage for the house was attached to the neighboring property and detached from ours in the plans. It is being built with the garage now attached to ours.
2, There should be an opening for double doors from the living room to dinning/kitchen. It is now built upto ground floor window height but has been built wit a solid breez block wall with no opening.
We have no idea if these changes are planed or not (not on plans we can see on the planning portal) but we are starting to get a little worried if not, what is going on.
But have noticed as it is getting built the build is not quite matching the plans.
1, The garage for the house was attached to the neighboring property and detached from ours in the plans. It is being built with the garage now attached to ours.
2, There should be an opening for double doors from the living room to dinning/kitchen. It is now built upto ground floor window height but has been built wit a solid breez block wall with no opening.
We have no idea if these changes are planed or not (not on plans we can see on the planning portal) but we are starting to get a little worried if not, what is going on.
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Comments
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Check all the planning that they have not changed the house to be built on your plot.
You need to get this sorted before you exchange.0 -
The house is the same house it should be, we are a fair distance from exchange.
But was wondering more if it could be an issue with planning in the future.
Second worry is that the builders at not following the design (there could be sketched changes , but it is not on the portal that is for sure), if that is the case, their capabilities.0 -
If they are changing this sort of thing, I would worry that details like the internal dimensions may be altered too. It is not the same house you signed up for and the longer you leave contacting the developer, the less likely they will be to alter things back (if that is what you want).
"Cheap", "Fast", "Right" -- pick two.0 -
We have informed the agents marketing it, so we can speak to the builders.
Our main worries are the planning side of things mor than the changes.
We don't want nasty surprises in the future.0 -
Changes may well be intentional and are often sorted retrospectively with the planners (but before your completion date). The internal wall is unlikely to be a planning matter though. First thing to look at is your contract to see what leeway they've got to make variations.0
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JJR45 said:The house is the same house it should be, we are a fair distance from exchange.
But was wondering more if it could be an issue with planning in the future.
Second worry is that the builders at not following the design (there could be sketched changes , but it is not on the portal that is for sure), if that is the case, their capabilities.
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getmore4less said:JJR45 said:The house is the same house it should be, we are a fair distance from exchange.
But was wondering more if it could be an issue with planning in the future.
Second worry is that the builders at not following the design (there could be sketched changes , but it is not on the portal that is for sure), if that is the case, their capabilities.
So they have not changed the house (same design of house), but have made alterations to layout.
As per my first post, none of the alterations are on the portal.0 -
JJR45 said:
1, The garage for the house was attached to the neighboring property and detached from ours in the plans. It is being built with the garage now attached to ours.
2, There should be an opening for double doors from the living room to dinning/kitchen. It is now built upto ground floor window height but has been built wit a solid breez block wall with no opening.
Point 1 is a significant change and one which I would expect prior approval to be given to rather than just sorting out the paperwork after the event. In principle it is better to have your garage attached to your building, rather than a neighbour's. However as well as possible planning issues, the change might have implications for Building Regulations approval, particularly if in the new design it is possible to access the garage from within the house.
Point 2 is less likely to be a planning concern, but did you want to buy a house with a doorway from the living room to the kitchen/diner? If so, you need to be very clear with the builder (asap) that what they are building isn't what you want to buy. Depending on the exact circumstances, having a solid wall here rather than a doorway could also have implications for Building Regulations approval. And if the wall is loadbearing, reverting back to having an opening is something that might again need BR to agree to.
Also, on point 1, there have been a couple of threads recently about new-build buyers later being told that the plot of land they thought they were buying isn't the land they actually own. In your situation I'd want to find out whether it is the garage which has been moved relative to the house, or if the houses have been moved relative to the garage. Or alternatively, if none of the buildings are actually where they are supposed to be. If you go ahead with the purchase you'll need to check the transfer plan very carefully to make sure your boundaries on the ground match the plan.
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Section62 said:JJR45 said:
1, The garage for the house was attached to the neighboring property and detached from ours in the plans. It is being built with the garage now attached to ours.
2, There should be an opening for double doors from the living room to dinning/kitchen. It is now built upto ground floor window height but has been built wit a solid breez block wall with no opening.
Also, on point 1, there have been a couple of threads recently about new-build buyers later being told that the plot of land they thought they were buying isn't the land they actually own. In your situation I'd want to find out whether it is the garage which has been moved relative to the house, or if the houses have been moved relative to the garage. Or alternatively, if none of the buildings are actually where they are supposed to be. If you go ahead with the purchase you'll need to check the transfer plan very carefully to make sure your boundaries on the ground match the plan.
That path has now moved up to the side of the neighbours house and the garage moved over where the old oath would have been (hope that makes sense, but has not effected the plot size).
Yes garage will now have access from the utility room.0 -
JJR45 said:Section62 said:JJR45 said:
1, The garage for the house was attached to the neighboring property and detached from ours in the plans. It is being built with the garage now attached to ours.
2, There should be an opening for double doors from the living room to dinning/kitchen. It is now built upto ground floor window height but has been built wit a solid breez block wall with no opening.
Also, on point 1, there have been a couple of threads recently about new-build buyers later being told that the plot of land they thought they were buying isn't the land they actually own. In your situation I'd want to find out whether it is the garage which has been moved relative to the house, or if the houses have been moved relative to the garage. Or alternatively, if none of the buildings are actually where they are supposed to be. If you go ahead with the purchase you'll need to check the transfer plan very carefully to make sure your boundaries on the ground match the plan.
That path has now moved up to the side of the neighbours house and the garage moved over where the old oath would have been (hope that makes sense, but has not effected the plot size).
Yes garage will now have access from the utility room.
No, that was my point. It might look fairly simple, but unless you've checked the plans and what is on the ground (i.e. you've got a tape measure out and measured it yourself) then there is no way you can be sure which - out of the path, garage and the houses - have actually been moved compared to the plan.
The relative positions of the garage and path have been swapped, but if the developer is making things up on the hoof like this then you shouldn't trust any plan you are shown to be correct.
Changing the layout so there is access to the garage from within the house means there will be BR implications. You need to make sure the change has been correctly notified/agreed, and that the work done so far is compliant. The main issues are usually floor levels and having sufficient fire resistance between the garage and the rest of the house.
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