Mine shaft within 20m of a possible development

allan154

We are currently looking at purchasing a 3 bed semi with land to the side. There was an issue over ownership but that's now been sorted via Land Registry.

Our mining report just came back saying there was a mine shaft across the road 17m away. 

This might not affect the purchase of the property but it could put a stop to any development. There's always been a niggling doubt in my head as to why this property had such a large side garden. 

Our offer was a premium offer with the hope that at some point in the future we could build for ourselves on the land but our main concern is "What lies beneath the garden plot. 

Which is the best option to find out and be 100% sure that there's nothing untoward no shafts underneath and the land can be developed?. The plot could fit an average size 3 bed bungalow on it. 

I would need to know for sure before we purchased otherwise we would have to negotiate a new price minus the potential development.

user1977

100% sure? You'd need somebody to drill some holes...

What does the mining report say about the depth of any past mining?

FreeBear

allan154 said: Our mining report just came back saying there was a mine shaft across the road 17m away.

Which is the best option to find out and be 100% sure that there's nothing untoward no shafts underneath and the land can be developed?. The plot could fit an average size 3 bed bungalow on it. 

Depends on how accurate the map is. With historical shafts, the actual location could be quite some distance from where it is shown on the map. Then there is the question of what happened with the shaft when it was decommissioned - Was it back filled, or just capped a few metres below the surface.

Now that you know there is a mine shaft in the vicinity, what is the resale value of any new property if one were to be built on your plot of land ?

allan154

Those are the questions I need answering.

The shaft is actually located across a road in the back garden of someone's property. All these properties in and around were roughly built about 50 years ago and some of the properties were built within a stones throw of this particular mine shaft, in some cases yards away. The report says a full survey should be considered. 
The report also says:
Is the entry treated? = FALSE


Although the property as it stands is OK it might have been built far enough away but I need to know if the land can be developed and what lies beneath the land. This is just as important at the property itself.
Everything passed on the CON29M bar:

Q4. Shafts and adits = ADVISORY


The report says the ZOI Is unlikely to extend beneath the building footprint.
My problem is, would a CMRA report suffice?. Does this report 100% guarantee the land can be built on ?.
I'm not a developer so I'm all ears to advise as alot of this is new to me.

I've bought 2 properties close by to live in and both had shafts near. The area is littered with mining but I've never bought land to develop so there's a bigger emphasis on what lies below the soil.

Any advise would be greatly appreciated

user1977

If you want to carry out development, you need some more in-depth (pardon the pun) advice than merely looking at the Coal Authority records.

allan154

I'll contact Local Council take it from there thanks

allan154

user1977 said:

If you want to carry out development, you need some more in-depth (pardon the pun) advice than merely looking at the Coal Authority records.

That's why I'm asking, I'm wondering who and what's the best approach to get answers to find out if there's any issue's with the plot before purchasing.


I need to be sure there's nothing untoward with the spare land

user1977

allan154 said:

user1977 said:

If you want to carry out development, you need some more in-depth (pardon the pun) advice than merely looking at the Coal Authority records.

That's why I'm asking, I'm wondering who and what's the best approach to get answers to find out if there's any issue's with the plot before purchasing.


I need to be sure there's nothing untoward with the spare land

You want a geotechnical survey to advise on the stability of the ground and what the solution would involve for foundations etc. But if you need "100%" certainty before proceeding, that would probably involve the vendor agreeing to intrusive surveys i.e. drilling core samples.

allan154

How conclusive would a CMRA report be ?

user1977

allan154 said:

How conclusive would a CMRA report be ?

Depends what it says! Lots of areas where the Coal Authority knows they don't have full records, particularly where there might have been e.g. unrecorded shallow mining.

allan154

I spoke in depth with a guy at the Coal Authority and he past on some very useful information and very promising info.

Only deep mining took place which I think he said starts at 260m.
I'm new to all this and tbh my conveyancing Solicitor is about as useful as a chocolate fireguard right now spending more time out the office at a time when I need help more than ever.

I'm at the point were I need to know if I can build or not before buying. The land did have outline planning permission granted in 1996 for a bungalow. The lady owner was looking at building in her later years but she never followed the idea up so that ran out.

If I paid for a CMRA report what would be the process ?. Would I need to apply for full development planning with the council and involve an architect or can I submit rough guidline sketches of my plans ?.

I don't want to be forking out for architects at such an early stage in the purchase then it collapses. I don't mind the CMRA but planning permission is £500 as well. I did ask about outline planning but the council refused and classed it as a development.