Basement beneath permitted development?

[J111]

Before I battle my way through layers of bureaucracy, does anyone know if one can excavate below grade for a structure allowed under permitted development? I can only find reference to lightwells for conversion of existing structures

Thanks

[Sam_68]

Speak to your local Planning Officer, but common sense would suggest that it should be Permitted Development in terms of Planning - Planning is about what things look like and amenity of neighbours, and if it's below ground you're not going to see it and it can hardly overlook anyone!

At risk of stating the obvious, though, Planning is a very different issue to building Regulations and you will need Building Regulations for the work (and construction of basements can raise a lot of issues in terms of structure, fire escape, ventilation and daylighting if the rooms are to be habitable, etc. And don;t even think of trying to dodge Building Regulations as the implictions for mortgages and structural insurance(either your own or future purchasers) don't bear thinking about if you haven't got the necessary approvals and certificates in place.

[A - W]

As Sam says, start with Planning and then asap after Building Control to check you know what you need to submit.

[J111]

Thanks chaps. I'm hoping to go in fore-armed, as unfortunately my local planning officer is a relic of the People's Republic of South Yorkshire.

[Busamav]

J111 said:

Thanks chaps. I'm hoping to go in fore-armed, as unfortunately my local planning officer is a relic of the People's Republic of South Yorkshire.

tell him its not a basement , just that mining is your hobby ,

he may remember those days .

[andya7]

There was a study into this particular situation and a copy can be found here - http://www.communities.gov.uk/publications/plannin...

However, it does vary depending on where you are (wonderful world of planning!)

As already stated, Building Regs will always be required, however depending upon your property you may fall within the Party Wall Act (PWA) and the issues that it raises in terms of costs (hopefully you have a detached house more than 6m away from a neighbour!).

I had a project with a terrace house that already had a basement, however the desire to lower the floor level, requiring underpinning, lightwell construction, etc. meant that the PWA came into force. Combine this with the costs of your own PW surveyor and that of the two adjacent properties effecively killed the project off.

To be honest, I would go and see a planner with nothing more than an OS plan showing the location of your home and discuss the matter as a home owner. Through the years of my involvement with more 'difficult' applications it is a constant game of convincing them that they came up with the idea/design that is finally submitted.

Hope that helps...

[Sam_68]

andya7 said:

There was a study into this particular situation and a copy can be found here - http://www.communities.gov.uk/publications/plannin...

Bloody hell... I'm impressed! Full marks for being able to pin down something that relevant (and that obscure!).

[J111]

Sam_68 said:

andya7 said:

There was a study into this particular situation and a copy can be found here - http://www.communities.gov.uk/publications/plannin...

Bloody hell... I'm impressed! Full marks for being able to pin down something that relevant (and that obscure!).

Me too, thank you for that

There won't be any party wall issues, but I'll take note of the building regs. complexities.

Thanks again

[andya7]

I do take pride in the quality of sh*te that I have knowledge of

(I was doing research on PD rights & basements to arm myself for an argument with a planner who had a differing opinion...)

[eps]

Brilliant I'm keen on having a basement / cellar and this might just do the job, when we get round to extending