At Hammond and Shaw Surveyors, we frequently encounter property owners with concerns about subsidence. This issue can have significant implications for building stability and property value. In this post, we’ll address the question “What is subsidence?” and provide essential information for property owners and potential buyers.

Defining Subsidence

Subsidence refers to the downward movement of the ground supporting the building’s foundations. This can occur as a result of shrinkage of the soil, or collapsing of below-ground voids, which is more common in mining areas. This phenomenon can lead to substantial structural damage if not identified and addressed promptly.

Common Causes of Subsidence

Several factors can lead to subsidence:

1. Soil Composition: Clay soils are particularly prone to subsidence as they shrink and swell with changes in moisture content.
2. Tree Roots: Large trees near a property can extract moisture from the soil, causing it to shrink.
3. Leaking Drains: Water from leaking pipes can wash away or soften the ground beneath a building.
4. Mining: In areas with a history of mining, old mine shafts can collapse, causing the ground above to sink.
5. Natural Ground Cavities: In some areas, natural underground cavities can develop and collapse.

Signs of Subsidence

Recognising the signs of subsidence early can help prevent extensive damage. Look out for:

• Tapered cracks in walls, especially around doors and windows
• Doors and windows becoming stuck or not closing properly
• Sloping or uneven floors
• Widening gaps between walls and skirting boards
• Disrupted drains and other services

Why Subsidence Matters

Subsidence can cause serious structural issues in a property, potentially making it unsafe to inhabit. It can also significantly decrease a property’s value and make it difficult to sell, insure or obtain a mortgage.

How Surveyors Can Help

At Hammond and Shaw, our experienced surveyors can:

– Conduct thorough inspections to identify subsidence
– Use specialised equipment to measure the extent of the problem
– Recommend appropriate remedial actions

Understanding “What is subsidence?” is the first step in protecting your property. If you suspect your property might be affected by subsidence, don’t hesitate to contact Hammond and Shaw. Our expert surveyors are here to provide the professional advice and solutions you need to ensure the safety and value of your property.

Remember, when it comes to subsidence, early detection and professional intervention are key. Trust Hammond and Shaw to guide you through the process with our wealth of experience and expertise.

Planning permission can be a long and costly process for homeowners wanting to make changes to their property. However, in the UK, many minor building projects and home improvements can be carried out without needing full planning consent, under what are known as ‘permitted development’ rights. This allows homeowners to make certain alterations or extensions to their houses without the burden of applying for planning permission from their local council.

Whether adding a small rear extension, converting the loft space or building your dream garden shed, permitted development grants the right to undertake select home improvements without onerous paperwork or expenses. However, there are limits and conditions attached to permitted development to consider. Understanding what is allowed under permitted development, and what factors may require full planning applications, is crucial when devising plans.

What is ‘Permitted Development’?

Permitted development is the right to make certain changes to a home without needing to apply for full planning permission. It derives from a general planning permission granted by the UK Parliament under the Town and Country Planning Act 1990, rather than needing approval from the local authority.

There are various home improvements that may fall under permitted development rights, including but not limited to:

• Rear and side extensions, provided the size is within the limits
• Garage conversions
• External rendering and cladding
• Updating windows to double glazed alternatives
• Porch installations

There are limits on the size and height of extensions and outbuildings, and other location rules also apply. As long as the project meets the required standards, planning permission from the local council is not required, however, permitted development rights are more restricted for flats and commercial properties. So, while permitted development grants flexibility, careful checking of the restrictions is required to avoid the need for full planning permission.

What’s Strictly Not Covered by Permitted Developments?

Several updates are immediately off the list, such as major projects like building a brand new property and dividing an existing property into multiple dwellings. Likewise, you can’t extend your home from the front or extend the property over 50% of the original land around your home. Listed and period properties are afforded extra protection, and so typically require permission before you can make changes, as do flats and maisonettes which come with additional restrictions.

Planning permission might seem like an extra hurdle, but it ensures your modifications are legal, safe and considerate of your surroundings. So, do your research, consult professionals and enjoy the satisfaction of transforming your property within the established rules.

Rules and Limits of Permitted Development

Permitted development is far from a free-for-all – these rights come with a multitude of rules and limitations that vary depending on your property type, location and even the materials you choose. Extensions, for example, are a common home improvement project covered by permitted development. However, the size of rear extensions is limited to 3-4 metres, depending on if it’s for terraced or semi-detached homes, or 6 metres for detached homes.

Here are some key aspects to consider:

• Size and scale: Dimensions matter and extensions, in particular, have strict size restrictions based on property type.
• Location: Be mindful of your surroundings. Building within certain protected areas or exceeding specified height limits will almost certainly require planning permission.
• Materials: Don’t assume any old brick and mortar will do. Permitted development often dictates specific materials to ensure the extension blends seamlessly with the existing structure.
• Neighbourly considerations: Your neighbours hold a certain sway, and some extensions require prior consultation to ensure they don’t impinge on their privacy or light access.

If you’re found to be breaking the rules, consequences can range from fines and enforced removal of unauthorised works to court proceedings. It’s always wise to tread carefully and consult with a planning professional before embarking on any significant alterations and have a building survey carried out to ensure your dream project stays within the legal boundaries.

How to Check if a Project is Permitted Development

Homeowners wishing to utilise permitted development rights for a home improvement project should carefully check that their plans meet the requirements. The best way is to contact your local authority’s planning department and discuss your proposals with them.

Many councils offer advisory services to review your plans and confirm whether the project falls within permitted rights – this expert advice can provide reassurance. They’ll inform you if a full planning application is necessary. Alternatively, you can apply for a Lawful Development Certificate which involves submitting an application to your council to legally certify that the proposed works constitute permitted development.

Permitted development rights grant you valuable flexibility to make certain changes to your property. While it doesn’t provide carte blanche for home improvements, understanding where development rights can be advantageous allows homeowners to maximise the opportunities it provides.

If you’re planning on making changes to your property, get in touch with us today for professional advice and expertise on your Permitted Development rights.

If you have ever lived in Cornwall or tried to buy property in the area, you may have come across the term “mundic block”.

It refers to a historic building material that was particularly popular in Cornwall around 1900-1950 and 1952, which used waste materials from nearby mines as a concrete aggregate (“mundic” is simply the Cornish word for mine waste). It was fairly common in those times for concrete to be mixed locally, using the materials that were at hand. This resulted in a large number of Cornish homebuyer properties being constructed from this ‘mundic’ material.

Why is it a problem?

The issue with the mundic block is that it’s difficult to predict what exactly is in the mixture. Quite often, due to the high mineral content of the Cornish soil and the ore extraction process, the aggregate still contains minerals or chemicals that actually cause the concrete to degrade over time.

Needless to say, this can have a considerable impact on property valuations, with many buyers trying to avoid houses that have been built with mundic and lenders refusing mortgages for properties of a certain condition.

What does a mundic block look like?

It may be obvious that a building has been made with mundic materials or it may be uncovered during a Building Survey. Regardless, in Cornwall and West Devon, any property that has been built (or altered) between 1900 and 1960 and contains concrete or concrete blocks will need to be tested for mundic. Many surveyors offer a Mundic Test to screen concrete building materials or can arrange for one to be carried out on your behalf. This test involves taking small samples of the house’s fabric using a drill, which is then analysed for mineral content and given a grade of A1, A2, A3, B and C.

What do the grades mean?

An A1 or A2 grade is good news. That means that the concrete doesn’t contain any potentially harmful materials or contains so few that there are unlikely to be future problems as a result. Nearly all mortgage lenders consider this to be an acceptable grade to lend against.

If a sample contains more than these levels of mundic, it may be classed as a grade A3. However, special testing is required to obtain this grade (rather than a grade B), and the testing is expensive, time-consuming, not appropriate for every case and may still be denied by mortgage lenders.

You will not secure a mortgage if the property is classed as a B or C on a mundic test. This means that mundic makes up more than 30% of the concrete and may already be causing visible degradation. However, if the mundic is limited to a specific part of the property, you may be able to replace it with a modern material in order to obtain a lending.

Contact us to see how we can help

At Hammond and Shaw, we have extensive experience in helping clients across South Devon with issues with mundic block. For more information about mundic block, Cornish homes or surveying services across the country, please get in touch with us today.