Our Clients wish to seek Pembrokeshire County Council Outline Planning Permission to allow them to place this plot on the market.
We've begun the process by taking photographs of the plot and its immediate environs and we've asked two Land Surveyors to quote for conducting a topographic site survey.
We've also ordered Ordnance Survey Location and Site Plans from an online O.S. Agent, plus Water and Sewer Plans from Dwr Cymru Welsh Water (DCWW).
The DCWW Sewer Plan shows that the main sewer network does not readily lend itself to a convenient connection for the benefit of the plot without venturing onto a neighbour's property to reach a sewer chamber. It will be necessary to secure agreements with the property owner and DCWW, but if this fails an 'off-grid' solution will need to be designed with the help of specialist professional advice. The DCWW Water Plan suggests that a water connection could potentially be accomplished, but would require excavation of the access track that serves other properties for installing a water feed pipe. So we have suggested that a Pre-Planning Application should be submitted to DCWW to seek their full appraisal before a Pre-App Planning Enquiry is submitted to Pembrokeshire CC Development Management.
Our Clients are contemplating these issues and they accept that a Pre-Application Planning Enquiry would fully explore the feasibility of planning success and the acceptability of an Outline Application, or whether a Full Detailed Planning Application may be required.
Having made a photography visit, we took advantage of a couple of fine February days to carry out a Measured Survey, including critical levels around the cottage.
We determined that the external concrete paths are significantly higher than the inside ground floor level, partially explaining severe damp problems.
Our Survey Drawings completed, we engaged in rough sketching and discussion of design concept ideas with our Clients, enabling us to move forward with our proposal drawings.
A Bat Scoping Survey was undertaken at an early stage by our regular Ecologist, which revealed evidence of bat activity - in the attic and in an adjoining outbuilding. A Full Bat Survey has been undertaken (sooner than expected) with a dusk emergence observation that has shown bats leaving roosting sites in outbuildings and from the house roof near the chimney stack. A second dusk observation has been conducted rather than a dawn observation. The Ecologist has now drafted her Bat Survey Report and shown mitigation recommendations in advance of an application being made to Natural Resources Wales for a Development Licence.
Having assessed the bat mitigation scheme, we can now proceed with finalising our Planning Drawings to accommodate the requirements, though other final design queries are yet to be resolved.
Given the existing unauthodox drainage arrangement at this location, our Clients are seeking advice from professional sources as to appropriate improvements, as is the case with their neighbours.
Following a free initial consultation with our Clients, we were instructed to proceed with resolving a scheme for seeking planning Permission.
Planning Permission was received from Pembrokeshire County Council at least three weeks early!
We appointed an Energy Performance Assessor for this project and his SAP Report has been received indicating that no mitigating works need to be carried out on the existing house. The report will be submitted to Building Control.
Our regular Structural Engineer has supplied structural design information and we've drawn a Structural Ridge Detail to clarify the steel connection and the roof insulation specified.
We've also issued copies of our drawings for pricing to four builders, who have visited the site to discuss the job fully with our Clients. Our Clients will be in charge of project management.
We submitted a Building Notice Application to PCC Building Control, combined with the Garage project (see below), which was accepted and registered. The build will begin shortly.
The Building Control Officer has visited to advise his thoughts as to the potential of a raft in-lieu of deep foundations, given the depth of the former swimming pool. The Project Structural Engineer is being consulted.
A second project for our Clients near Rosemarket.
Firstly, we carried out a feasibility study to determine whether a detached double garage might work satisfactorily in the chosen location. We also conducted further surveying to enable us to create a new Existing Site Plan.
Our Clients initially showed an interest in buying a set of fully detailed plans from an online company that specialises in detached garage designs. However, our discussions determined that a bespoke design would prove more appropriate, given current site layout factors.
Following further discussions on the most efficient layout, we agreed a satisfactory scheme, completed formal drawings and submitted a Planning Application, which was approved surprisingly early - just two days after the end of the consultation period!
We engaged in preliminary advisory discussions with Building Control.
A design for the raft foundation has been received from our Structural Engineer and the remaining design calculations will follow when our Client is ready.
We submitted a Building Notice Application to PCC Building Control to cover this project and the proposed Garden Room extension (above), which was accepted and registered.
The Building Control Officer did not feel that a raft foundation was necessary and the build has begun with concrete strip foundations.
Having taken exterior photographs on a second consultative visit, we conducted a selective Measured Survey, aided by historic plans.
We appointed an Ecologist to conduct a Bat Scoping Survey at an early stage and she has confirmed that a Full Bat Survey will NOT be necessary for this project, as the building is 'tight' and does not present any access opportunities.
Survey Drawings completed, outline proposal sketches discussed with our Clients and proposal drawings prepared, we submitted a Planning Application and a Conditional Planning Approval has been granted by Pembrokeshire County Council, but no specific condition has been raised in regard to the proposed small Package Sewage Treatment Plant. However, our Clients are seeking advice from drainage professionals as to the most suitable system for their requirements.
We've begun issuing copies of the approved drawings to builders for quoting.
Sorry, but we cannot accept commissions for commercial projects.
Enjoy your visit!
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