Boundary wall with land higher on one side

Dr Devious

What usually happens with the design on a boundary wall when one side of the garden is higher than the other. On my side the current wall when standing beside it is about 6 feet high, the other side which a house is been built on the ground is about 3 foot higher. If they bank clay against the wall on their side to level the garden, surely that'll cause problems for my side. What's normally done in these cases?

Mellor

Who owns the wall? And why would they bank clay against the wall to raise the garden to the level of the house?

salmocab

if they build up their side to equal yours I’m not sure how that would cause any issue to the wall. It would be equalising the pressure your side puts on the wall if anything I would think

Dr Devious

Its a boundary wall so I presume its gonna be jointly owned.The site has been vacant for years. On my side the wall is 6 foot high standing in the garden, on the other side the wall is about 3 feet due to to difference in site levels, there is about 1 foot gap at the base of the wall on the neighbours side but the ground rises up 3 feet from that point, its currently been developed by the builders. the new owners could push soil down in to that lower gap in order to level out the back of the garden, if you follow. That then may cause issues with dampness etc on my side.

ondeck

There's no issue with dampness to a boundary wall lashed on all sides by rain regularly. It's highly unlikely they will raise the ground level on their side 3 feet higher where it joins the wall. If they do, they should first install a retaining wall on their side of the boundary wall. That's assuming the existing boundary wall isn't structurally strong enough to take the additional stress if they raise the ground against it - it most likely wouldn't.

Lumen

This all seems a bit hypothetical but IMO the safest thing to do is run landscaping fabric down the existing bank and backfill the gap with lightweight aggregate (e.g. blown glass) and top it with soil. This will preserve drainage and prevent hydrostatic pressure on the back of the wall. If the existing ground is stable doing this won't add any significant surcharge, unless they decide to add additional ground loading e.g. a shed or patio right up to the wall.

Mellor

https://www.boards.ie/discussion/comment/123662641#Comment_123662641

I wouldn’t assume anything with a boundary wall. May be entirely yours.

If they want to raise there garden, there’s ways to do it. But I’d about it when the time comes. You have no say in it really

T-Maxx

If I was in your situation I'd try and find out what their plan is for this area. They can't just lump 3ft of clay and rubble up against the wall and pretend everything is grand. Even if they don't propose to fill it in consideration should still be given to surface water drainage. If they do intend to fill it in - which I suspect they would as it's a handy place to get rid of rubble and foundation excavation - a structural assessment should be done on top of the drainage issue. Also they will need to increase the height of the wall or put some fencing on top of it as 3ft on their side will not be enough or safe either - this will also effect you. The sooner something is agreed the better for all.

Dr Devious

Thanks for you replies, its a new housing estate that's been built, once the developer is gone he won't give a ****, have I any comeback when they're finished and gone. Its the new buyers of the houses who may give most grief, they could adjust the garden to their liking. Will meet developer and see what's planned for the border as its a bit vague on the plans.

jesuisjuste

https://www.boards.ie/discussion/comment/123662861#Comment_123662861

Agree with this, a lot of the time what people think is a boundary wall is built wholly on one or the others property. Often times with new builds or construction abutting an older site, the new construction will build it's own wall and finish up to it how they like. If this means coming back from the boundary by a foot or so for a retainer etc. they will typically do this.

If the boundary wall is fully your property you can request them not to have anything leaning against it.

If it is fully on their side or truly in the middle and they don't do any mitigation works, there is probably not much you can do unless it becomes an active problem that needs a fix (water flowing, or dirt collapsing onto your side). I would take photos of the current state, and if something does turn up you will have evidence for obtaining remediation.

I would say it sounds like you have a concern that may not be valid too. Since they will be your new neighbour you should just be friendly and have a chat about it when the time comes.

T-Maxx

It'll be easier to take a look at the construction of the wall now, apply some waterproofing and putting in a drain, all this whilst it's a building site and there's a digger around, compared to once everything is done and dusted and closed up.

ondeck

There will be levels shown on the planning permission drawings. Ground floor finished floor levels but also levels of various parts of the site. I can't see there's any way a developer would show a site 3 feet higher than an adjacent one and there's no way a developer will put a boundary wall they built at risk. Planning permission levels would prevent the future owner rising the site themselves.

chooseusername

@Dr Devious Is this the situation as it is now?

wall.jpg

If so, it's unlikely the wall was built as a retaining wall. There is nothing you can do on the neighbours side of the wall, drainage, landscaping fabric etc. Talk to the developer/builders while they are still there. If there are plans to raise the levels they must reinforce the wall, like buttressing on the neighbour's side to the height of the proposed level with drainage. No weepholes through the wall onto your side.

Dr Devious

https://www.boards.ie/discussion/comment/123664881#Comment_123664881

That is exactly what the situation is. Right down to a tee. About 80 yards in length the entire wall.