Commencement Notice question

RamboArnie

Hi
My friend is in a little bit of bother regarding his commencement notice. So I decided to ask here on his behalf. Any advice would be appreciated

Basically he needs to submit his commencement notice, he submitted last one week and it was deemed invalid. Only problem is that he has started building, and has all trades lined up. Now he does not know what to do?

I suggested submitting a new one, and holding off with construction. If he submits, and continues building, what are the consequences?

What date should he place on form as commencement too?

Thanks

Gumbo

RamboArnie wrote: »

Hi
My friend is in a little bit of bother regarding his commencement notice. So I decided to ask here on his behalf. Any advice would be appreciated

Basically he needs to submit his commencement notice, he submitted last one week and it was deemed invalid. Only problem is that he has started building, and has all trades lined up. Now he does not know what to do?

I suggested submitting a new one, and holding off with construction. If he submits, and continues building, what are the consequences?

What date should he place on form as commencement too?

Thanks

What is the development?
Why was the original one invalid?
What LA is it?
Has he got professional supervision?

He should stop until this gets sorted as I know a few developers currently contemplating removing 4 floor slabs in order to get a valid commencement notice.

The BCMS system will dictate what date can go on the form as it auto populates the form from the info he fills in. He can't put in a date less than 14 days from now.

Dudda

With commencement notices you're allowed carry out enabling works before the commencement date. For example a new build you can set up hoarding and site facilities. Start clearing the site and putting in hardcore for access roads, etc. You can do earthworks up to a meter either filling or digging down so can probably dig standard foundations or raft. Dig all site drainage, soakaways, septic tank holes, services, etc. That should get you a few days.

Just make sure a new commencement notice is submitted tomorrow. The online system will only allow you select the date which is within their guidelines so as soon as they allow.

As far as continuing without the commencement that depends on where it is. If it's a very rural area nobody will notice what was and wasn't enabling works. If it's city centre I'd try dragging out the real enabling works for another few days until the real commencement date.


Edit: I wouldn't go as far as the above post as pouring the slab. Tough to argue that as enabling.

Gumbo

Dudda wrote: »

With commencement notices you're allowed carry out enabling works before the commencement date. For example a new build you can set up hoarding and site facilities. Start clearing the site and putting in hardcore for access roads, etc. You can do earthworks up to a meter either filling or digging down so can probably dig standard foundations or raft. Dig all site drainage, soakaways, septic tank holes, services, etc. That should get you a few days.

Just make sure a new commencement notice is submitted tomorrow. The online system will only allow you select the date which is within their guidelines so as soon as they allow.

As far as continuing without the commencement that depends on where it is. If it's a very rural area nobody will notice what was and wasn't enabling works. If it's city centre I'd try dragging out the real enabling works for another few days until the real commencement date.

Be very carful with this advice. It's this advice that got said developer above into tears this week.

Site hoarding yes
Site facilities yes
Hardcore for acces roads yes
Excavations up to a meter is a planning issue, not a building control issue
Do not pour any concrete, lay any drainage infrastructure or soakpits, this would be deemed Part A and Part H of the building regulations so CN required.
Generally speaking, nobody will do these works in this order, especially soakpits and drainage services until the footprint of the building is in place.

Dudda

kceire wrote: »

Be very carful with this advice. It's this advice that got said developer above into tears this week.

Site hoarding yes
Site facilities yes
Hardcore for acces roads yes
Excavations up to a meter is a planning issue, not a building control issue
Do not pour any concrete, lay any drainage infrastructure or soakpits, this would be deemed Part A and Part H of the building regulations so CN required.
Generally speaking, nobody will do these works in this order, especially soakpits and drainage services until the footprint of the building is in place.

We posted at the same time which is why I edited mine to say no to conc but nothing wrong with the rest. Ya dig, not lay or fit the septic tank etc. but if you've a digger on site you can dig and get ready for stuff rather than closing site. Nothing wrong with digging foundations or anything else and I've seen one off housing sites put in septic tanks and rainwater harvesting tanks etc earlier so they don't have to get the big digger back on site later.

RamboArnie

Thanks for the replies! Appreciated, just to clarify;

What is the development? - Development for a 18m2 extension

Why was the original one invalid? - Using opt out option, uploaded wrong document.

What LA is it? - Louth

Has he got professional supervision? - Having opt out, has taken on supervision, but he has an engineer friend who has dropped in from time to time.

He has stopped all work as of this morning and submitted a new C.N Only problem now concrete has been poured for floor etc..

Thanks again!!

Gumbo

RamboArnie wrote: »

Thanks for the replies! Appreciated, just to clarify;

What is the development? - Development for a 18m2 extension

Why was the original one invalid? - Using opt out option, uploaded wrong document.

What LA is it? - Louth

Has he got professional supervision? - Having opt out, has taken on supervision, but he has an engineer friend who has dropped in from time to time.

He has stopped all work as of this morning and submitted a new C.N Only problem now concrete has been poured for floor etc..

Thanks again!!

Here's the reason for invalidation. He tried to submit an opt out form. He shouldn't have to opt out of anything as it's under 40 Sq. M.

We get it all the time, people trying to lodge opt out forms for porches in everything.

Tell your friend to log back on, and select the middle option 'notice without documentation'.

RamboArnie

Thanks kceire for your reply!

I forgotten to mention, that there was a previous exempt development added to dwelling, now with new extension it's over 40m2

Does same rule apply?

Cheers

RamboArnie

Regarding the floor slab being poured, will B.C officer ask to take down? Will it look like the friend was being cheeky and irresponsible, the chap never knew he had to submit C.N

Gumbo

RamboArnie wrote: »

Thanks kceire for your reply!

I forgotten to mention, that there was a previous exempt development added to dwelling, now with new extension it's over 40m2

Does same rule apply?

Cheers

Each CN is taken on its own merits. So you could lodge a CN this year for 20, the following year for 20 and the year after that for 20.

The admin in BC Depat cross reference the planning permission reference on the form to make sure that's what was grante (floor area).

RamboArnie wrote: »

Regarding the floor slab being poured, will B.C officer ask to take down? Will it look like the friend was being cheeky and irresponsible, the chap never knew he had to submit C.N

I can't answer that I'm afraid.
The BCO's that I know are reasonable and are not there to stop works but ensure compliance with regs and that the work is carried out in a safe and sound manner.

Depending on the risk profile of your BC Dept, they may not want to inspect the works.

He can't change that so, I would just lodge now and stop works until the commencement had been validated and the start date arrives.

mccarrd2

I am planning on an attic conversion. It requires planning because of dormer windows. As it requires planning, does this automatically mean I need to submit a commencement notice and therefore comply with all the regs that go with it?

Gumbo

mccarrd2 wrote: »

I am planning on an attic conversion. It requires planning because of dormer windows. As it requires planning, does this automatically mean I need to submit a commencement notice and therefore comply with all the regs that go with it?

Answered in your other thread. No need post multiple times.