Basement dig out under entire garden? Post Reply

[pie81]

Thoughts please!

We live BTC. A house near us (though not a direct neighbour) has applied to dig out under their entire garden. They've already done/are doing a basement dig out under the house, so this would be in addition to that. They want to put a small pool in the new dig out so it would be considerably deeper than a normal dig out.

We're rather worried about the effect on drainage in the local area, tree roots, stability of garden walls etc.

Does anyone know if there has been a "full garden" dig out in the BTC area (or indeed anywhere in Wandsworth) before? Any experience of what happens to drainage and local trees and gardens?

Thanks

[supergirl]

No idea of the impact on drainage, etc. I d be inclined to have a chat with building control and a structural engineer.

But in my experience the only dig out that have allowed (not in wandsworth though but in 2 old clirnts in london Chelsea) were for from memory 1/3 of the overall surface of the garden.

It may have changed?

You could also call a construction company and ask for their thoughts?

[pie81]

Thanks supergirl, that's interesting. I may have a look at chelsea planning website as I guess they have more experience of this!

[elizad]

You can also just call Wandsworth Building Control and ask their advice for free. They can be a bit of a wait to get through but they should be able to give you some advice as well…Their number is on the council website...

[Bubs]

I believe our neighbours did this, Wroughton Road. Certainly goes a long way back if not the entire length of the garden.

[Bubs]

Actually, don't think it was deeper - just longer. (Ooh err).

[pie81]

Thanks both. I will look at wroughton road, thanks

[Bubs]

Have PMd you a link to the house / floorplan.

[belld]

it sounds like a project on which your neighbour should be using architects, engineers etc. certainly, Party Wall notices are likely needed to be served.
acting in a good neighbourly manner - ask your neighbours to see copies of drawings, calculations from engineers they should have appointed, and any sections through the site they may have drawn, so you can check. if you are really worried - you could ask an engineer to check their drawings for you - at a small charge - this may allay one element of your fears.
re water courses - certainly Wandsworth should be mindful of more hardstanding areas - removing drainable areas. this is why RBKC have changed their approach to basements etc. Merton are just changing their rules on basements also.
complicated basements need approaching correctly - otherwise they can affect adjoining owners enjoyment to develop 'down'.
maybe speak to Simon Pole at Pole Engineers in Wimbeldon Village, as he is well versed in such challenging projects, both as a structural engineer, and also ensuring that owners rights to develop down are not compromised.
atelierdb.com
D

[Northcote_Dad]

I think there are 3 in a row on Wroughton with full garden digs. The old Housing Association properties which were done up at the same time (at the stretch between Bolingbroke and Chatto ( top of Honeywell). Very common in Fulham as well

[pie81]

Thanks again! we are not direct neighbours so won't get any of the party wall notice stuff. From the planning officer reports, Wandsworth seem to have ok'd the wroughton ones on the basis that it's not a flood risk area. there is nothing in those reports about hard standing or removal of drainable areas. I just worry that effect on underground water flows and drainage goes a lot further than flood risk or not flood risk (as k&c seem to have learned) but I'm not sure wandsworth are going to consider this (how could they really without doing an expensive study). Of course it may all be fine and I'm worrying about nothing, but if it isn't fine it's too late by then!

[aanorthcote]

One has been approved but not yet started on Stonells Rd, just off Chatham Rd. Take a look at the plans on the council website.

[pettifer01]

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