Neighbour doing an extension

jayok

Help please,

I live in a 3-bed semi-d with an attached garage. The offside wall of the garage (that is the one away from my house) is a shared wall with my neighbours garage so it looks like this:

House | House | Garage |X| Garage | House | House

The wall between the garages is marked with an X above.

Anyhow, my neighbour sought and got planning permission to an extension of his house by building a room over his garage. Now, I've no problem with this, but I am concerned to ensure that the extension will be done correctly. As the wall between the garages will become load-bearing (from a flat roof to a room and pitched room) how do I know it will take the load?

Equally the plans extend the extension along the "boundary" wall out the back of the garage where he is putting and extension, as there an extension there already, how do I know these walls will take the load?

Basically, I am on good terms with this neighbour and I have no problem with the extension par se - once it is done correctly. Last thing I need is the my building being risked because of some incorrect improper building technique.

Thanks!

bamboozle

if you get on well with neighbour discuss this with him, i'm sure he'll give you a copy of the plans and builder's schedule of works

Poor Uncle Tom

Do you ever intend to sell your property?

Your neighbour is building on a boundry wall which means half of the wall is on your property. What of the eaves overhang, does that come further into your property?

IMO, you need to get some legal advice on this and speak to your solicitor regarding burden of title.

Mellor

Poor Uncle Tom wrote: »

Your neighbour is building on a boundry wall which means half of the wall is on your property. What of the eaves overhang, does that come further into your property?

OP, do not let this happen. No over hanging at all. This is not a case of being a grumpy neighbour, but has serious knock on affects down the line.
Insist on a parapet on adjoining wall. (the 50mm parapet overhang is acceptable, and encouraged)

jayok

Mellor wrote: »

OP, do not let this happen. No over hanging at all. This is not a case of being a grumpy neighbour, but has serious knock on affects down the line.
Insist on a parapet on adjoining wall. (the 50mm parapet overhang is acceptable, and encouraged)

Hi All,

Thanks for the replies, the planning permission that went in is for a parapet finish on the top of the wall, so there will be no eves, gutter, etc overhang. Breach of this is breach of planning laws - so this isn't going to happen. I understood this from the start.

My concern arises from the original architect who took a look at the site (and I spoke to) who felt that the foundations for the boundary wall may not take the load of the extension and that they may need to be "piled" or reinforced in some way.

Now, I'm not a structural engineer, but I would like this checked out. I can of course engage my own engineer, but since he is doing the extension, I shouldn't have to bear the cost.

Can I refuse that the extension go ahead until I get an engineer's report confirm that the foundations, wall, etc will take the load? Planning permission is granted.

Thanks.
.

Wonky Knees

I'm not an engineer but I'm doing the exact same thing as your neighbour. The architect/neighbour should have hired an engineer. It's the engineer that will decide if the wall can take the load. The neighbour is fully entitled to build on her/his side of the boundary wall, presuming that it is in fact two walls joined together.

Remember that you may be following your neighbours in doing an extension in the future so be careful how you approach things. I would ask the neighbour if he/she could ask his/her engineer to confirm to you (by email or letter) that the wall can take the load (is the top half, cavity block, cavity wall or wood frame?), then pass this on to your own engineer to verify.

The neighbour can build on their half but can not overhang as already pointed out. Maybe you guys could agree to a shared wall and gutter in the event of you building out. The other option of course is to avoid the wall, put in a steel frame and build on top of the steel frame with pads in place et cetera.

Bottom line, if you get on well with your neighbour then talk, and if they have any sense they will repay the fact that you were relaxed and didn't add to the presumable existing pressure that goes with building an extension.

Wonky Knees

oops, should have answered your last part. Once the conditions of planning are met there is little you can do. If you are right and the wall is not strong enough to take the load and if you have professional advice to support this then you could seek an injunction. Costly and dangerous in the short term and if you have a ruling against you, then relations may also become strained!

jayok

jayok wrote: »

Help please,

I live in a 3-bed semi-d with an attached garage. The offside wall of the garage (that is the one away from my house) is a shared wall with my neighbours garage so it looks like this:

House | House | Garage |X| Garage | House | House

The wall between the garages is marked with an X above.

Anyhow, my neighbour sought and got planning permission to an extension of his house by building a room over his garage. Now, I've no problem with this, but I am concerned to ensure that the extension will be done correctly. As the wall between the garages will become load-bearing (from a flat roof to a room and pitched room) how do I know it will take the load?

Equally the plans extend the extension along the "boundary" wall out the back of the garage where he is putting and extension, as there an extension there already, how do I know these walls will take the load?

Basically, I am on good terms with this neighbour and I have no problem with the extension par se - once it is done correctly. Last thing I need is the my building being risked because of some incorrect improper building technique.

Thanks!

fatimamansions wrote: »

I'm not an engineer but I'm doing the exact same thing as your neighbour. The architect/neighbour should have hired an engineer. It's the engineer that will decide if the wall can take the load. The neighbour is fully entitled to build on her/his side of the boundary wall, presuming that it is in fact two walls joined together.

Remember that you may be following your neighbours in doing an extension in the future so be careful how you approach things. I would ask the neighbour if he/she could ask his/her engineer to confirm to you (by email or letter) that the wall can take the load (is the top half, cavity block, cavity wall or wood frame?), then pass this on to your own engineer to verify.

The neighbour can build on their half but can not overhang as already pointed out. Maybe you guys could agree to a shared wall and gutter in the event of you building out. The other option of course is to avoid the wall, put in a steel frame and build on top of the steel frame with pads in place et cetera.

Bottom line, if you get on well with your neighbour then talk, and if they have any sense they will repay the fact that you were relaxed and didn't add to the presumable existing pressure that goes with building an extension.

Are you neighbours by any chance!

jayok

Thanks for the reply.

Just to itterate - I get on fine with the neighbour and I may of course wish to build on at a later date. I am certainly not trying to upset anyone, but equally I don't want to end up with structural problems. As stated I don't object in anyway the use of the boundary wall, it's simply that the wall can take the load!

From what I've gathered, I need an engineer to certify that what's going on will be structurally sound. I assume they visit before the work commences and then after the work to certify that it complies with regs, etc?

jayok

Deleted User wrote: »

Are you neighbours by any chance!

Nowhere near the fatimamansions !

jayok

fatimamansions wrote: »

Once the conditions of planning are met there is little you can do. If you are right and the wall is not strong enough to take the load and if you have professional advice to support this then you could seek an injunction. Costly and dangerous in the short term and if you have a ruling against you, then relations may also become strained!

Surely planning permission is just that, permission to build. I assume that the stability of the build is not included in the permission but rather left to an engineer to validate?

Poor Uncle Tom

jayok wrote: »

Surely planning permission is just that, permission to build. I assume that the stability of the build is not included in the permission but rather left to an engineer to validate?

Correct.

Mellor

jayok wrote: »

My concern arises from the original architect who took a look at the site (and I spoke to) who felt that the foundations for the boundary wall may not take the load of the extension and that they may need to be "piled" or reinforced in some way.

Going by your "sketch", the two garages share common wall. This is likely a 215 solid, or 300 cavity wall and should take the load.
If it can't, then it would be under-pinned if the existing can't take the load, not an an obstacle to building the extension
.

Now, I'm not a structural engineer, but I would like this checked out. I can of course engage my own engineer, but since he is doing the extension, I shouldn't have to bear the cost.

He'll likely already has an engineer, there is no reason why the engineers final report couldn't be copied to you.

Can I refuse that the extension go ahead until I get an engineer's report confirm that the foundations, wall, etc will take the load? Planning permission is granted.

you can't refuse the extension now, and infact you were never in a position to refuse, you could of objected, but there's a huge difference there.

fatimamansions wrote: »

oops, should have answered your last part. Once the conditions of planning are met there is little you can do. If you are right and the wall is not strong enough to take the load and if you have professional advice to support this then you could seek an injunction. Costly and dangerous in the short term and if you have a ruling against you, then relations may also become strained!

This its pretty much incorrect.
If work goes ahead, that doesn't address the structure of the wall, then its a building control matter. No need for injunctions or legal costs to the OP.

jayok wrote: »

Surely planning permission is just that, permission to build. I assume that the stability of the build is not included in the permission but rather left to an engineer to validate?

Exactly,
but if its not stable, that doesn't mean he can't build,

Wonky Knees

Mellor wrote: »

Going by your "sketch", the two garages share common wall. This is likely a 215 solid, or 300 cavity wall and should take the load.
If it can't, then it would be under-pinned if the existing can't take the load, not an an obstacle to building the extension
.

He'll likely already has an engineer, there is no reason why the engineers final report couldn't be copied to you.

you can't refuse the extension now, and infact you were never in a position to refuse, you could of objected, but there's a huge difference there.


This its pretty much incorrect.
If work goes ahead, that doesn't address the structure of the wall, then its a building control matter. No need for injunctions or legal costs to the OP.


Exactly,
but if its not stable, that doesn't mean he can't build,

Yes you're right. I'm operating from the position that an engineer has been hired. No doubt there are many jobs out there without an architect and an engineer but, for all sorts of reasons (terms of loan, build certs, insurance, selling on) most builds of this nature have a engineer and if they are anything like my engineer then he/she will be a very cautious individual - what is it about engineers and steel!

Wonky Knees

jayok wrote: »

Surely planning permission is just that, permission to build. I assume that the stability of the build is not included in the permission but rather left to an engineer to validate?

True, but we are acting under the presumption that an engineer is on site, supervising the foundations and other structural issues and issuing the cert.

Building control are obliged to come out if they receive a complaint. It's a nice short cut, but with the potential to cause a lot of friction.

The bottom line with the OP is that they get on well with their neighbours so the first port of call must be the friendly cup of tea, followed by the OP outlining their concern and asking the neighbour to get the engineer to drop in for a moment to explain why the fears are unfounded.

If no engineer, then architect and if no architect then the options are shortened and building control becomes a necessity. Remember, if your neighbour's build has problems that will effect you then he/she will in the long run have the benefit of your actions - but initially he/she may not see it that way.

muffler

fatimamansions wrote: »

True, but we are acting under the presumption that an engineer is on site, supervising the foundations and other structural issues and issuing the cert.

Building control are obliged to come out if they receive a complaint. It's a nice short cut, but with the potential to cause a lot of friction.

The bottom line with the OP is that they get on well with their neighbours so the first port of call must be the friendly cup of tea, followed by the OP outlining their concern and asking the neighbour to get the engineer to drop in for a moment to explain why the fears are unfounded.

If no engineer, then architect and if no architect then the options are shortened and building control becomes a necessity. Remember, if your neighbour's build has problems that will effect you then he/she will in the long run have the benefit of your actions - but initially he/she may not see it that way.

Nicely put.

That sums it up really.