Party Wall Notice Questions
Discussion
We've been granted PP for a single storey rear extension, which I'm in the process of writing the relevant letters under the Party Wall Act to our neighbours for (house is semi-detached). We've submitted a full plans notice to Building Control and are awaiting any comments from them.
I've read the Government Explanatory Booklet, but there remain a couple of things I'm unsure on so hopefully the PH masses can help!
1. Below is a snapshot of the proposed extension with the new walls being clouded in red. We are not building right up to the shared boundary, but will obviously have to dig out for foundations, which puts us under Section 6 of the act. However, as we have yet to have comments back from Building Control I'm unsure as to how deep we will need to go with the foundations. The formal letter for section 6 requires sections to be submitted (must be submitted) showing the depth of the foundations, which I don't know at present, so am I in a situation where I have to delay serving the notice until we have consulted with Building Control?
2. Again, as shown on the plan above (part wall line shown dashed), technically we are not doing anything structural on the party wall itself. However, we are doing significant structural alterations i.e. building a pier inboard of the party wall to carry a steel beam to allow us to remove the original back wall and other internal walls (all properly designed and calculated by a structural engineer). The way I read the Explanatory Booklet we do not technically fall under section 2 of the Act, but in my head because of how much work we are doing on the structure, it feels as thought we should be formally notifying them by some means?
Appreciate any input.
I've read the Government Explanatory Booklet, but there remain a couple of things I'm unsure on so hopefully the PH masses can help!
1. Below is a snapshot of the proposed extension with the new walls being clouded in red. We are not building right up to the shared boundary, but will obviously have to dig out for foundations, which puts us under Section 6 of the act. However, as we have yet to have comments back from Building Control I'm unsure as to how deep we will need to go with the foundations. The formal letter for section 6 requires sections to be submitted (must be submitted) showing the depth of the foundations, which I don't know at present, so am I in a situation where I have to delay serving the notice until we have consulted with Building Control?
2. Again, as shown on the plan above (part wall line shown dashed), technically we are not doing anything structural on the party wall itself. However, we are doing significant structural alterations i.e. building a pier inboard of the party wall to carry a steel beam to allow us to remove the original back wall and other internal walls (all properly designed and calculated by a structural engineer). The way I read the Explanatory Booklet we do not technically fall under section 2 of the Act, but in my head because of how much work we are doing on the structure, it feels as thought we should be formally notifying them by some means?
Appreciate any input.
In answer to your questions:
1. Has your structural engineer said what the anticipated depth of the new footings is likely to be. This will be dependent on local soil conditions, other nearby structures, trees, etc?
If you are currently unsure of the required depths, include a section drawing showing a notional depth of say 1m. The drawings and details relating to the works can always be amended and updated at a later date, if necessary.
2. Do any of the internal structural alteration works meet any of the definitions of section 2(2) of the Act? Will your steel column be secured or attached to the party wall in any way?
If none of the internal works are notifiable, then you don't need to serve additional notice. In any case, it looks like the Act is applicable for the new foundations at the very least, meaning that you will need to go through the party wall process for these works anyway.
Do you think that the neighbours will consent to the notice, or will they be looking to appoint a surveyor? If they don't consent, you might want to try to get them to agree to a single "agreed surveyor" so that you are only paying for one surveyors fees, rather than for two separate surveyors.
Hope this helps.
1. Has your structural engineer said what the anticipated depth of the new footings is likely to be. This will be dependent on local soil conditions, other nearby structures, trees, etc?
If you are currently unsure of the required depths, include a section drawing showing a notional depth of say 1m. The drawings and details relating to the works can always be amended and updated at a later date, if necessary.
2. Do any of the internal structural alteration works meet any of the definitions of section 2(2) of the Act? Will your steel column be secured or attached to the party wall in any way?
If none of the internal works are notifiable, then you don't need to serve additional notice. In any case, it looks like the Act is applicable for the new foundations at the very least, meaning that you will need to go through the party wall process for these works anyway.
Do you think that the neighbours will consent to the notice, or will they be looking to appoint a surveyor? If they don't consent, you might want to try to get them to agree to a single "agreed surveyor" so that you are only paying for one surveyors fees, rather than for two separate surveyors.
Hope this helps.
Hi Mandat - thanks for your input. See below further information.
2. Not sure. I've enclosed a further extract below from the structural engineer's drawing with the relevant note.
The way I read this is that we build a new pier for the steel to bear on, which in turn is strapped back to the exiting masonry, which is the party wall?
With regards your last question, we get on well with the neighbours and they wrote a letter of support to the Council when we applied for PP. They know this is coming so I would hope that would consent to the works without issue.
Mandat said:
1. Has your structural engineer said what the anticipated depth of the new footings is likely to be. This will be dependent on local soil conditions, other nearby structures, trees, etc?
2. Do any of the internal structural alteration works meet any of the definitions of section 2(2) of the Act? Will your steel column be secured or attached to the party wall in any way?
Do you think that the neighbours will consent to the notice, or will they be looking to appoint a surveyor? If they don't consent, you might want to try to get them to agree to a single "agreed surveyor" so that you are only paying for one surveyors fees, rather than for two separate surveyors.
Hope this helps.
1. Yes - he has detailed a 450mm x 450mm x 500mm deep trench fill foundation, but has caveated this by saying a soil investigation has not been carried out and therefore the loading capacities are assumed. N.B - Where we are installing new posts as part of the new structural steel he has shown a 100mm x 100mm x 700mm deep pad. 2. Do any of the internal structural alteration works meet any of the definitions of section 2(2) of the Act? Will your steel column be secured or attached to the party wall in any way?
Do you think that the neighbours will consent to the notice, or will they be looking to appoint a surveyor? If they don't consent, you might want to try to get them to agree to a single "agreed surveyor" so that you are only paying for one surveyors fees, rather than for two separate surveyors.
Hope this helps.
2. Not sure. I've enclosed a further extract below from the structural engineer's drawing with the relevant note.
The way I read this is that we build a new pier for the steel to bear on, which in turn is strapped back to the exiting masonry, which is the party wall?
With regards your last question, we get on well with the neighbours and they wrote a letter of support to the Council when we applied for PP. They know this is coming so I would hope that would consent to the works without issue.
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