Tag: new home

Sustainability in Self-Building: Part 2. Heating

Sustainability is driving all sorts of changes in our lives, from the packaging of our food to how we fuel our cars. Our individual carbon footprints from our own homes are important and there are many ways we can reduce our wastage of vital commodities such as water.

Green ways to heat your self-build home

Sustainability is driving all sorts of changes in our lives, from the packaging of our food to how we fuel our cars. Our individual carbon footprints from our own homes are important and there are many ways we can reduce our wastage of vital commodities such as water. In the second part of our series looking at sustainability in self-building, we look at green ways to heat your self-build and examine how our heating systems are reflecting changing attitudes to the climate and our impact on it.

As we touched on in a previous blog , there have been significant changes made to the Building Regulations in England and Wales in June 2022. The Parts L and O have been amended with regard to overheating. This will mean that energy isn’t wasted by homes overproducing heat and then wasting that energy. All new-build homes will have phased-out gas boilers by 2025. Alternative fuel sources will have to be found and it is the sustainability of these fuels that needs to be looked at closely. Hydrogen has been mentioned  as an alternative fuel, as modern gas boilers can be adapted for its use. But the technology is a long way from being readily available. Oil and LPG/Natural Gas are not sustainable, coal and other solid fuels are long gone, but there are greener alternatives available that are being developed and improved upon all the time.

Savings and impacts of green heating

There is an array of alternatives to boilers and heating solutions being talked about and we are all going to have to confront this challenge in our own ways. It could mean replacing your old oil-fired boiler – with its external feed tank in the garden – or it could mean new-builds having the latest technology incorporated into their designs. SAP software is quantifying the savings and impacts that our carbon footprints are leaving, and the new regulations are addressing this too. So, we need to take a serious look at the alternatives.

Heat pumps, for example, are being discussed as an alternative. A heat pump is a device that can heat a building by transferring thermal energy from the outside. It uses the same technology as the refrigeration cycle. Many heat pumps can also operate in the opposite direction, cooling the building by removing heat from the enclosed space and rejecting it outside – if they only do this, they are air conditioners. But ground source heat pumps, working from a ring main of pipework or a borehole metres deep in the ground, are expensive. An air source heat pump, however, draws air in and is very efficient from a SAP point of view. It may not be as efficient in winter, if temperatures fall below a certain point, but manufacturers are working hard to improve efficiency further.

Heating for the masses

Biomass boilers have not had the impact some people thought they would – partly because they are not the most user-friendly equipment in the world. As they need to be kept clean and topped up manually, they are quite high maintenance. They may be useful in complexes that are maintained by an outside contractor or onsite staff. Mechanical Ventilation Heat Recovery (MVHR) can have positive impacts on health, especially where any members of the household suffer from asthma, for example. Installation of these systems is absolutely key, as they must be perfectly set up to work properly. The current global shortage due to manufacturing and supply problems of cylinders, boilers and heat pumps is causing all sorts of problems, and making developers think twice about embracing them wholesale.

A new dawn

Solar power is becoming more widespread and we are seeing more and more solar panels retrofitted into domestic properties – either as UV panels on the roof, or as free-standing ground-level installations.

For new-build designs the days of thick solar panels standing proud of your roof are long gone. Inline solar panels look just like roof tiles, so there is no problem with aesthetics and design. The main challenge is their lifespan, which is only 20-25 years. Consumers are also reluctant to risk investment too. There are also question marks around the number of hours of sunlight available in the UK and the transferability of the energy. This results in usage and wastage issues for end users. Storage is key too, as where can surplus generated electricity be stored? Previously, people have sent their surplus to the National Grid, but once government subsidy for this stopped, so did the power sharing.

The future for energy efficiency

Powerwalls are fantastic, but extremely expensive and it is unclear currently how they would fit into SAP.

To take one example, a Tesla Powerwall is a rechargeable lithium-ion battery stationary home energy storage unit. The Powerwall stores electricity for solar self-consumption and provides backup power. The Powerwall was introduced in 2015 with limited production – mass production started in early 2017 and as of May 2021, Tesla had installed 200,000 Powerwalls.

Colin Francomb, of building consultants Ratio Seven, has been looking at the various options,

“Currently, with the costs of energy soaring, the perfect compromise is probably to have an air source heat pump that is powered by solar panels. This means you are effectively off-grid and self-sufficient, which in these uncertain times would be ideal. But these are not currently a viable alternative for most homeowners who are thinking about their energy bills, and also other areas they will have expenditure on.

“It’s more a case of looking at areas where efficiencies and savings can be made with the technology currently available”.

Interested in building your own home? Talk to us about our complete self-build package.

Sustainability in Self-Building: Part 1. Building Regulations

The biggest issue affecting building in the 21st century is sustainability and our changing climate. This issue is making all of us us think more deeply about how houses function and how we build them. In a new series of blogs, we’re going to look at sustainability in self-builds.

Building Regulations for sustainable homes

The Building Regulations for England and Wales are constantly evolving. Times change and so do all kinds of aspects of the construction process – from the materials we use, to the government legislation we work to. Perhaps the biggest issue affecting building in the 21st century is sustainability and our changing climate. This issue is making all of us think more deeply about how houses function and how we build them. In a new series of blogs, we’re going to look at sustainability in self-builds.

More carbon neutral homes

In this first part, we explore the overall changes that have been made to building regulations, to promote more carbon neutral homes. The changes that have been introduced are the most significant updates made in a decade. The new legislation has considerably affected several categories, including Parts L (Conservation of Fuel and Power), O (Overheating), S (Electric Vehicle Charging), G (Water use) and F (Ventilation). All new homes registered after 15 June 2022 have to produce 31% less CO2 emissions than current standards. The Building Regulations also include new standards to reduce energy use and carbon emissions during home improvements and extensions, as well as for new-builds.  

Building towards Net Zero

Parts L and O have been amended with regard to overheating and heat loss. The way houses are made ensures they are warm in winter – to save on heating costs and prevent heat loss – but even warmer in summer. They are essentially sealed units, except for the minimal amount of ventilation, without opening wide our windows and doors. The changes to Part L are the first steps towards ‘Future Homes Standards 2025‘, which moves us towards Net Zero. We have almost reached the limit of what we can do on the actual fabric of buildings – the bricks/blocks and mortar – so now we have to turn to technology for help.

We need to look at how much insulation is included in this fabric – the wall cavities, roof cavities and beneath floors. Once these have been optimised, we turn to look at the heating source. All new-build homes will have phased-out gas boilers by 2025 and must be fuelled by an alternative fuel source. Hydrogen has been mooted as a solution, but in developmental terms, it’s nowhere near ready for widespread deployment. This option would have less impact on the current infrastructure, because modern gas boilers can be adapted to use hydrogen. But these developments are not happening fast enough. Oil and LPG are not sustainable resources, so the remaining options are electric and solar power. We’ll be looking in more detail at these available options and other aspects of the amendments to Building Regs in future blogs.

Conservation of power and resources

The changes to Part O address the challenge of retaining a cool interior with enough ventilation to be comfortable, whilst maintaining the building’s thermal criteria. New SAP software has been released by the government, which details all the different calculations you have to carry out for each property. These current SAP calculations are based on 2019 fuel costs, so it’s hard to make them make true economic sense to customers in the present economic climate, with steeply rising energy bills, among other things, to contend with. Changes to Part F of the Building Regulations also came into effect in June 2022, with regard to ventilation and air flow. In recent years the move towards improvements to the thermal performance and air tightness has positively improved the thermal comfort and energy consumption of buildings.

Water use and recycling in new houses

There have been further changes made to Part G of the Building Regulations regarding Water. Water conservation is another key issue that needs to be addressed. This is not just because we sometimes have drought restrictions in place, but because many of us need to look at our wasteful water usage and opportunities for conservation and recycled use. Household flowrate is crucial, to keep below the maximum figure of litres per person per day. Flowrate applies to everything from taps, showers and toilets, to dishwashers and washing machines. The style trend for massive shower heads, for example, may look great, but with some models, this means people’s showers use an excessive amount of water. There are many ways we can conserve and improve our lifestyles regarding sustainability and the homes we live in, and the new regs are driving that thinking into practice.    

Colin Francomb, director of building consultants Ratio Seven, provides some context around this,

“Self-builders are often at the forefront when it comes to significant changes in the building industry, with national housebuilders having much longer to incorporate changes into their building programmes. We’re having to adapt and incorporate these new rules into our designs immediately, without the benefit of hindsight of how effective they will be in the long-term, or the impacts of the financial additions involved for the builders themselves.”

Interested in building your own home? Talk to us about our complete self-build package.

Shortage of land: Part 3. Finding a plot of land

As a result of unprecedented demand, there’s less land available for sale on the open market, which is becoming frustrating. In the third part of our series on the current UK land shortage, we are looking at how to go about finding a plot for sale.

A recurring topic of conversation across the construction industry at the moment is the shortage of land available to developers to build new homes. Talk to any developer or designer and it won’t take long before they voice their opinion on how little is available and the changes that need to be made to free up some more plots of land. We’ve talked about protected land and land banking, both of which are barriers to wider development. As a result of unprecedented demand, there’s less land available for sale on the open market, which is becoming frustrating. In the third part of our series on the current UK land shortage, we are looking at how to go about finding a plot for sale.

How to find a plot of land for sale

There are a variety of ways to find land for sale, from in person searches, to browsing through websites. If you have a defined geographical area that you would like to buy land, then it is worth concentrating on that area via a variety of media. Looking around rural areas and keeping an eye out for plots for sale is a possible way of finding a suitable plot – it’s often the case that you can just stumble across the ideal plot when you least expect it.    

Which websites advertise land for sale?

Local property listings are still a sure-fire method of finding land for sale and many estate agents have a specific area that is devoted to land sales. The land may be available at a set price, or it may be up for auction or other bidding method. There are land registry sites that will show who owns which plots and how many are for sale. There are also a variety of online resources, such as www.rightmove.co.uk, www.plotfinder.net, www.plotbrowser.com, www.onthemarket.com/farms-land, www.ukauctionlist.com/land-auction, www.perfectplot.co.uk. You could also try marketplace sites such as www.gumtree.com, www.ebay.co.uk, www.trovit.co.uk or www.geo.craigslist.org.

There’s advice too on land purchase and development on the UK government’s website. 

Plots come in all shapes and sizes. They can be a small single plot for a single dwelling, to a large-scale site that will accommodate several houses. Plots can include redundant buildings, or former commercial sites or barns. One of the most important aspects of searching for land is having the imagination and vision to see the potential of a blank slate. It isn’t always easy to envision what the finished article might look like in its setting, but you need to be openminded and welcome suggestions when you are inspecting prospective plots.  

Finding true value in a plot of land

The value of the land will depend very much on a variety of factors, which includes supply and demand. You don’t want to be paying over the odds for a plot. It will be influenced most significantly by its location. Similar plots of land in vastly different locations will be reflected in the market value of the land, which will differ hugely from area to area.  

Some land may have a property in poor condition or even in need of demolition standing on it, and the land can be worth more than the building itself. A key factor is if the land already has planning permission in place. This considerably raise the land’s prospects of gaining a top price. Other factors are accessibility, appeal and aspect. Is the land close to amenities, or transport links, for example, and do these matter to you? Is your best offer a true reflection of what the land is worth to you? Of course, in the current climate – with demand high – land is scarce and prices are at the upper end of the spectrum.

We are there for you on your self-build journey or to buy your land

As well as being developers, we are land brokers. We are always searching for suitable land to purchase. We can sell your plot, with or without approved planning permission. We can also offer advice on a variety of land-related matters. These include the suitability of plots for building on, the establishment of boundaries, or what to do if you have a landlocked plot – that is a plot that is difficult to access and may need a route establishing to it. We can also carry out planning enquiries for you on your land. Our experienced planning professionals work closely with Local Authorities, to complete all planning enquiries.

However you go about searching for your plot, it’s worth bearing in mind that expert advice and knowing the market will ensure you buy something that is both suitable and a sound financial investment. Get in touch with us today.

Shortage of land Part 2: Why is land for self-build so hard to find?

There’s an ongoing land shortage in the UK, which is making developers like us spend an inordinate amount of time searching for suitable building plots. There are many reasons this is happening. But in protecting our countryside and heritage, are we stifling development and the construction sector?

How to find land for self-build

There’s an ongoing land shortage in the UK, which is making developers like us spend an inordinate amount of time searching for suitable building plots. There are many reasons this is happening. But in protecting our countryside and heritage, are we stifling development and the construction sector? In the second part of our series on the shortage of land, we look at the reasons behind why land is so hard to find and the elements, legislation and restrictions that need to change to free up the market one again.

Driving the market for land development

One of the key factors is the simple fact that a great many of the prime plots of land have already been developed over the years. There was a boom that began in the 1960s and ran through to the 1980s that saw many people buy land or old property in villages and small towns, and develop them. The first housing price boom in the 1980s slowed the market – and the ability of landowners and developers to make a profit on such developments slowed. But over time, even with the huge rises in land and property prices since the 1990s, developers have continued to prosper, as demand drives the market. 

Saturation point for rural market?

Conservation and heritage remain important watchwords and rural development is still closely scrutinised by local authorities. This in itself in the past has been blamed for a lack of development potential in rural areas. The unlocking of these restrictions are seen as major factors in land shortages. However, property and land costs now are such – especially in a garden county like Cheshire – that many developers and owners are priced out of the market. It is no longer affordable for many to think about country living and many spots in villages have already been upgraded, and derelict property demolished, to make way for new-builds. We could be reaching a saturation point in this regard.

Land for building is a valuable commodity

There’s also the challenge of a glut landowners sitting on land that could be developed, but are not freeing it up for building. Land, like houses, is of course a valuable commodity and so-called Land Banking is a fact of the market. What is needed is an incentive, or levy, to ensure land that is owned is developed within a certain timescale. We are finding all these are factors in making it hard for our clients’ self-build dream to be realised.

Sea change and adapt land for building

In the last few years, changes to legislation such as Neighbourhood Plans is altering the shape of the English countryside too. Boundaries have moved, village parameters are greater, and developers are being allowed to build, build and build in villages and small towns as they never have before. This unprecedented sea change is a direct response to the need for more houses. Demand is high for these properties, which are quickly filled. What also needs to be addressed is ensuring infrastructure – often the last thought in government legislation – keeps pace with development. This means adequate and well-maintained roads and services, local amenities, things to do, places to go.    

Housebuilders rely on a healthy flow of plots to be developed to thrive. If this is stifled, by a perfect storm of a number of factors, then the construction market will eventually stall. At the moment, approved planning permissions are down since 2019 and momentum is being lost. There’s less homes being build and this is partly due to the lack of available land – we hope this will soon be acknowledged as a problem, to be addressed by the present government. 

If you have always dreamed of finding some land for building and building your own home, talk to us to find out how we can help with our complete turn key self-build package.

Shortage of land: 1. What do you need from a self-build plot?

In the current economic climate, there is a much publicised and widely acknowledged shortage of housing stock in the UK. But equally, there is also a chronic shortfall in the amount of acreage available to developers on which to build new homes too.

In the current economic climate, there is a much publicised and widely acknowledged shortage of housing stock in the UK. But equally, there is also a chronic shortfall in the amount of acreage available to developers on which to build new homes too. Part of the reason for this is that much open land in the UK is protected or has certain restrictions on it, when it comes to its development. But it also comes down to the fact that there’s less of it available for sale on the open market currently too.

Locally sourced

When you are looking for a plot of land, there are a few basics you’ll have at the top of your list. These include things like sufficient land area. The plot needs to be large enough to comfortably accommodate your self-build project. You should also make a provisional checklist of what you’d like from your ideal home and look at plots with these preliminary thoughts (and your budget) in mind.  

You’ll have to decide on where you’d like to live, but your choices will also be defined by what is actually available, particularly with the current shortage of land. You will need to think about geographic location and its proximity to amenities, but also about the quality of life you’d like to lead. Do you want to live in an urban or suburban location, with all the conveniences in services and amenities that offers, or would you prefer a quieter, more low-key location in the countryside?

There are pros and cons to both options, and it is very much a matter of taste as to which you opt for. The convenience of public transport, or access to highly-rated schools is deemed imperative to some people, but not to others, who may have easy access to their own transport, or not have children. There may also be the option of developing a site that already has a building on it. All this is very much dependent on budget and availability however, and it’s worth looking at a variety of factors that will influence your decision.   

Building a picture of your new home

As soon as you begin looking, either online or actually out in the ‘field’ of the local district you’d like to live in, you’ll start to build a picture of land availability and options. A factor such as good access to the site should also be in your thoughts as you search. Your new-build shouldn’t impact highway safety, for example, and there should be adequate visibility from the entrance/exit. If you have to apply to create an access to the plot, ensure it’s not going to affect other residents or put a burden on the infrastructure and parking.

You also need to be well aware of the different types of ground conditions you can encounter when you are looking to construct a new-build. Even with the current shortage of land, there may be a good reason why no one has tried to develop that prime piece of real estate you have your eye on! Does the site have access to services such as electricity and gas? Some remote or rural areas still rely on their own supply of gas, for example, or have an oil tank for heating. And telecommunications and internet access these days are very important for many people, between working from home and streaming entertainment.

Finding the X-factor despite shortage of land

A factor that may not be readily apparent without looking at documentation or a survey is if the site is prone to flooding. You also need to look at the available sewer connections and if they are going to impact the local area too. An option might be an on-site treatment system of your own, such as a septic tank. If you are hampering drainage, by putting hard-standing over the site, will there be adequate surface water drainage in place to accommodate the run-off in the event of heavy rainfall? You may be able to use surface water collection in your development to provide a recycled water source that can be put to use too. One person’s pro is another’s con, however, and it’s all about finding the right combination of positive elements that will give your plot and project the x-factor. And then finding all these in one place!

There’s a lot to think about when first finding a potential development plot and you may have to make some big decisions quickly. A clear approach is needed and if you tick off most – if not all – of your checklist, then you’ll be doing well. It’s a good starting block for your vision, as it begins to take shape and don’t let the shortage of land put you off realising your dream.

If you have always dreamed of building your own home, talk to us to find out how we can help with our complete turnkey self-build package.

A day in the life of CB Homes’ Sales Manager

Helen Galesi has been Sales Manager at CB Homes for the last nine years. She has worked on numerous small and exclusive CB Homes developments all over Cheshire. She is currently based at Acorn Gardens in Northwich, where the last of the two remaining houses of the 13 houses built there by CB Homes have recently been sold.

Helen Galesi has been Sales Manager at CB Homes for the last nine years. She has worked on numerous small and exclusive CB Homes developments all over Cheshire. She is currently based at Acorn Gardens in Northwich, where the last of the two remaining houses of the 13 houses built there by CB Homes have recently been sold.

What did you do before working at CB Homes?

I’ve always been in sales either office-based or a favourite of mine was when I worked in a jewellers, based in Northwich.

What do you like about your job as sales manager?

I absolutely love my job! I look on it as going on a journey with our customers from the moment they reserve a home to the day we hand over the keys to their new home. I’ve made some good friends along the way. I even got invited to the wedding of one couple who I had helped buy a CB Homes house! I especially enjoy working with first-time buyers as they are so excited to be moving into their first property as homeowners and I think their excitement is catching!

What does a typical day in your life look like?

I’m usually based in the marketing suite of whichever development we are marketing at the time. I start the day checking any emails or phone messages that may have come in overnight and if we have a show home available, I check that everything is set out as it should be and it is ready for any visitors.

I have meetings every week with my manager where we discuss sale progressions and he keeps me updated with what is happening on site, which enables me to keep customers informed and up to date with the build programme.

Prospective buyers may call on the phone, email or turn up in person wanting to know more about the houses we have available. I make sure I get a good understanding of what they are looking for and see if I can match them up with the perfect property.

Very often, people want to know what comes with the house as standard. I explain what the basic specification includes and then how they can upgrade some choices if they want to, such as white goods, flooring, carpets and wardrobes and also our ‘Finishing Touches’ where they can choose things like kitchen worktops and cupboard colours to really personalise their home. All our developments are different from each other and each house style is different too so there are lots of choices to be made. I really like helping out with that where I can, especially where we are selling off-plan as the house hasn’t been built.

Once a customer has paid a reservation fee, I am then their point of contact throughout the whole buying and building process, so we get to know each other quite well. I’m always available to answer any questions, find out any information they need, keep them updated with progress and arrange site visits when possible.  I always follow up with an email but I like to be available to talk face to face or on the phone as I really like making connections with people in-person where I can.

Prior to completion, usually a week before, I arrange to meet up with my buyers, to go through the homeowner’s manual with them– the homeowners manual is like an encyclopaedia of their house, with every possible bit of information they could ever need – details of things like how to operate the alarm or the heating system, what type of bricks we have used and who supplies them.

On completion day when we hand over their new home, we ask our customers to walk around the house to make sure they are happy with everything or flag up any tiny, last-minute snags that need fixing. I make a note of anything like that that needs doing and then leave them to enjoy making themselves at home in their new house.

What’s your biggest challenge as Sales Manager?

I think it’s selling houses off-plan where there isn’t a house ready to show them yet. It’s really important that I can help the customer envision what the house will look like by showing them floorplans, drawings, artists impressions and samples. It all helps them build up a picture of the completed house so they can imagine themselves living there.

Why do people like buying houses from CB Homes?

All of CB Homes houses feel just a little bit different, with very individual characters and features so that draws people in. I think it’s a question of the beautiful design and the high quality of the build. The houses are simply stunning and people are always so impressed with them. On several occasions I have had visitors who have come and looked around a show home and when they’re leaving will admit that they are actually a builder and that they have been extremely impressed by the quality of the house they’ve just looked round. That makes me feel very proud. My own son is in the process of buying a CB Homes house so that’s how confident I am of their quality!

To find out more about CB Homes houses and their latest developments, visit www.cbhomes.co.uk. You can contact the sales manager via sales@cbhomes.co.uk.

Assessing Ground conditions for self-build project

Are groundworks suitable for construction?

When you are looking at developing a building plot, there are many aspects to the ground that you may not be able to see from simply looking at the lie of the land. You can’t see if any services or utilities, such as electrical cables or drainage, pass under the ground surface. You can’t tell if the land is likely to flooding – unless it is currently covered in water – and you can’t easily assess whether the ground conditions are suitable for self-build. Most of these points will need further investigation, either by a specialist land surveyor or by officials who will examine land deeds and the geological history of the site.

Mitigating against flooding

Flood risk is a combination of two factors – the probability and the potential consequences of flooding from all sources. This can include rivers, the sea, directly from rainfall on the ground surface and rising groundwater, flooded sewers and blocked drainage systems, or from overflowing reservoirs, canals or lakes.

Self-building on solid ground

When it comes to flood plains, flood risk and other water-related land problems (such as coastal erosion), the UK government has legislation in place. The National Planning Policy Framework sets strict tests to protect people, property and developers from flooding. All local planning authorities are expected to follow this. Where the tests for suitability are not met, the policy is clear that new development should not be permitted. The main steps are designed to make sure that if there are better sites in terms of flood risk, or a proposed development cannot be guaranteed to be made safe, it should not be permitted.

Land stability is a crucial aspect of any development – some would say the singular most important factor! The government also has clear advice to ensure that ground conditions are suitable for development and how to avoid risks caused by unstable land or subsidence. Land instability can cause an array of problems, including landslides, settlement and ground heave. Failing to deal with instability from the outset can have serious consequences, with the considerable chance of financial and actual damage to human health, local property and its associated infrastructure, and the wider environment, especially if compensation claims are involved.

Planning authorities have an important role to play in considering land stability. They do this by minimising the risk and effects of land stability on property, infrastructure and the public, by helping to ensure that developments don’t occur in unstable locations, or without appropriate precautions. Local planning authorities work with other organisations when it comes to land stability – these include obvious ones such as Building Regulations, but also more specialised ones, such as the Coal Authority (due to public safety risks caused by past coal mining activities), depending on the circumstances.

Prepare to investigate ground conditions

A preliminary assessment of ground instability should be carried out at the earliest possible stage, before any detailed planning application is prepared. If required, information about land stability can be found in geological information held by the planning authority’s own information (including building control records, which may contain previous surveys and records of previous events), local libraries and archives, and information about land usage  contained in the National Land Use database, the British Geological Survey (including the national dataset on landslides and mapping and borehole records) and coal mining records held by the Coal Authority,

Where needed, a land stability risk assessment report will present all information obtained from investigations prior to the commencement of any development. All areas of the UK are different. Some soils can be dominated by clay or sand, and especially in Cheshire there is a lot of sandstone rising to the surface. This can be very useful for stability, but a hindrance when it comes to excavation and drainage. The type of land you are developing may have an impact on the type, size and shape, and design of your proposed project, so finding out exactly what lies beneath the surface is an important part of the preparation process.

Interested in building your own home? Talk to us about our complete self-build package.

Growing problems – the pitfalls of on-site trees and TPOs

Whenever we see a new site, we always take note of the position of any trees in the vicinity. Trees can form a great backdrop to a property – and used well they can become part of the exterior landscaping –  but they can also cause a variety of problems.

Just because a tree is sited on a plot of land under your ownership, it doesn’t necessarily give you carte blanche to do as you like with the tree, including trimming it or removing it from the site altogether.   

Whenever we see a new site, we always take note of the position of any trees in the vicinity. Trees can form a great backdrop to a property – and used well they can become part of the exterior landscaping –  but they can also cause a variety of problems. Just because a tree is sited on a plot of land under your ownership, it doesn’t necessarily give you ‘carte blanche’ to do as you like with the tree, including trimming it or removing it from the site altogether.   

Trees: protected species?

Trees in UK conservation areas are especially protected, but many trees have a variety of protection ‘rights’ when it comes to their existence. Chief among these is a tree preservation order, or TPO. These have been part of the Town and Country Planning Act in the United Kingdom since their introduction in 1947. Scotland has its own rules, but current tree preservation orders in England and Wales are made under the Town and Country Planning Act 1990 and the Town and Country Planning (Tree Preservation) (England) Regulations 2012.

The importance of registered documentation for trees

A TPO is decided by the local council’s planning authority to protect specific trees, for specific reasons in a designated area – be it in a garden, a roadside verge, part of woodland, or other rural feature. This is done to protect them from damage, if those trees are deemed to be an important amenity to the area, including older trees that are thought to be of historical or cultural significance. TPOs make it illegal to fell, lop, top, uproot or otherwise interfere or damage trees, without the express permission of the local planning authority – although different TPOs have different levels of protection with some permissions. Any details about TPOs on a land purchase will show up on the registered documents and should be checked as to what level of protection the trees have.

If a tree with an order on it is damaged, a local authority can bring a successful prosecution if it can show sufficient evidence. This includes evidence that the tree was protected by an order at the relevant time, or was sited in a conservation area. It will also have to establish culpability, beyond reasonable doubt. As a defence, in general it’s no excuse for the perpetrator to claim ignorance of the existence of an order. However for any prosecution to take place, the local authority should be clear that a valid order exists and that the tree in question was protected by it.

Exceptions to the rule for trees

There are a number of exemptions too. These include the felling or trimming of dead or dangerous trees to make them safe. The onus or responsibility here is on the person who authorises the work to prove that the tree was dead or dangerous. This can of course cause debate if the tree is felled and removed, as no proof remains of its current condition. Normally its state is decided by a report by a qualified operative before the work is carried out. There has been a great deal of storm damage across Cheshire and the North West in the last few months and it has become commonplace to see council highway staff felling, making safe and disposing of storm-damaged trees, some of which have fallen across roads and through services, such as telecommunication wires.

Other TPO exemptions include any work approved by the Forestry Commission under a felling licence or other approved scheme, or where there is an obligation under an Act of Parliament – e.g. to safely maintain a public highway for public use. Work can also be carried out at the request of certain agencies or organisations, which are specified in the order. There may also be an exemption to allow work to fruit trees which are cultivated in the course of a business for fruit production – providing the tree work is in the interests of that business. This means that all fruit trees are not automatically exempt, unless they are being actively used for a commercial enterprise business based on fruit production.

Permitted developments

Importantly from our perspective, tree works can be carried out where there is a direct need to work on the tree to allow a development for which detailed planning permission has already been obtained. This means that if, as a developer, you can present a convincing case for the trees to be removed, then you can address this before any development takes place.

If trees are protected to the extent that their removal is not permitted, then an imaginative designer can incorporate onsite trees into the overall landscaping finish. There is an appeals process too, where you can apply to a local authority to carry out work on a tree with a TPO, so there are many options available as a landowner and/or developer. Trees on site must be kept in mind at the design stage and also if their position will hinder or impede access or construction of the proposed project.  

If you dream of building your own home, contact CB Homes to find out how we can help you.

Maintaining boundaries on land or property

Every piece of land has a boundary of some description, which may or may not be the property owner’s responsibility. Some of these physical boundaries are manmade, while others are natural.

What is maintenance of boundaries?

Every piece of land has a boundary of some description, which may or may not be the property owner’s responsibility. Some of these physical boundaries are manmade, while others are natural. They may even be invisible, appearing only in documentation and land registry files, but it’s important to identify their exact location and ascertain who is responsible for any maintenance of boundaries and upkeep.

Defining land boundary lines

Boundaries can include a multitude of structures or natural growths – these can include walls, fences, hedges, tree lines, ditches, roads, paths or watercourses. There are two ways that the word boundary can be applied – a legal boundary or a physical boundary. A legal boundary is an invisible line that divides one person’s property from another. This is most apparent on shared spaces, such as driveways and grassy areas. It is not shown on mapping, such as conveyancing documents, deeds or Ordnance Survey maps, and can only be determined in a court of law, or by the Land Registration division of the Property Chamber. This will only be needed if there is a dispute over where the exact position of this line falls.

A physical boundary is a visible element, such as a timber fence, brick wall or privet hedge, which usually follows the line of the ‘legal boundary’ – in effect it’s a physical depiction of the imaginary line. However, the legal boundary can run within the physical boundary structure (fence, wall, etc), or run along one or other side of it. This then defines who is responsible for the maintenance of the wall/trimming of the greenery/repair of the fence. Due to the difficulty in definitively establishing the position of a legal boundary, the vast majority of registered title deeds show only a ’general boundary’.

Defining land boundaries responsibility

‘Living’ boundary structures, such as trees and hedges, will grow and if left unattended will effectively widen the boundary and make its exact position hard to define. This can become a bone of contention among neighbours, when trees or hedges are left to grow unhindered. They can take a neighbouring property’s natural light in their garden, or overhand their property, causing damage to the roof.  

There’s an oft-held general presumption that a construction (fence posts, a wall) indicates ownership – that the posts and panels of a fence are on the owner’s side. But in actuality, there’s no legally binding legislation on this issue. In terraced housing, there’s also a presumption that the property owner is responsible for the boundary to the right of the garden, with the ‘best’ face of the wall or fence facing towards the neighbour. This is generally regarded as the accepted etiquette when it comes to neighbouring boundaries.

Structural garden, drive and side boundaries that cannot be defined are known as party boundaries. Any alterations or replacement of this type of boundary can only be done with the agreement of both co-owners. Aerial plans show where boundary lines fall and don’t take into consideration projections and overhangs, such as eaves, guttering and foundations. In these cases, the property ownership includes these projections, but not the air space between them, which is shared. When you really get down to the detail of home ownership, land deeds also include the airspace vertically above your plot and the subsoil below it, as defined by the accepted boundaries.

Public facing boundaries

Roadside boundaries, particularly if they are retaining walls, can be problematic if not maintained sufficiently. When it comes to the strip of grass, gravel or copse that borders a property onto a road or kerbside, it’s often the case that the local authority will take responsibility for maintaining it.

Anything that infringes on a public thoroughfare or a right of way that is your responsibility can be problematic if it falls into disrepair or is damaged. It may become costly too, as public thoroughfares may have to be closed to carry out the maintenance. Sometimes your local council may take responsibility and trim your overhanging foliage boundaries back – for example if your hedge or trees are overhanding a pavement, or are obstructing a bus stop or other public access. But it’s often technically the owner’s responsibility, even if the local council may trim them at their own discretion.

Planning on buying a plot of land or building your own house? If you have any queries about where your land boundaries lie and the extent to which they are your responsibility, it’s best to talk to an expert in land and legal affairs, such as a conveyancing solicitor or surveyor. They will be able to advise you and help to define the extent of your land ownership. 

Living off the grid – isolated idyll or connection nightmare?

When you’re looking to live and work in the countryside, there are many factors you need to take into account. If you’ve enjoyed country living before, you may be used to the seclusion, the silence, the often narrow access roads and the fact that you might not be able to get a phone signal.

When you’re looking to live and work in the countryside, there are many factors you need to take into account. If you’ve enjoyed country living before, you may be used to the seclusion, the silence, the often narrow access roads and the fact that you might not be able to get a phone signal. But if you are only familiar with city or suburban living, then it might be something of a shock to realise that you are not  on the ‘national grid’ in terms of services. When does the joy and peace of isolation become a connectivity nightmare?

Normal service will be resumed

Availability of services of all kinds in rural areas are traditionally unpredictable. From the bus service that only runs three times a day to the nearest town or city, to the post office and garage that are no longer open, the range and choice of public services available to rural dwellers have shrunk dramatically over the last decade. But people love living in the countryside. Rural communities are welcoming and enjoyable places to spend your time. It’s just advisable to be aware of some differences between city and country life. It’s worth checking beforehand if where you are planning to live will have all the services you require – if you want to work from home, for example, then make sure that you have a secure internet connection; if you plan on commuting, ensure the road network is decent, or check your access to a railway station.   

Lines of communication

The communication aspect is very important these days, as so many parts of modern life rely on having a strong and reliable broadband service and phone signal. If your job is home based, you’ll be using the internet on a daily basis, not just for email, but also for presentations and meetings. One of the banes of ‘working from home’ during the pandemic has been staff discovering how poor their connectivity is where they live. They have had to upgrade forthwith to ensure they can cope with the internet traffic speeds required to carry out their roles. In terms of home life, many leisure activities, from watching streamed TV to gaming, are entirely reliant on the telecommunications network. So it’s obvious that the availability of services and their dependability are an essential aspect of rural living and family life that will need to be addressed.

Essentials for living off the grid

Connectivity is particularly important if your project is a self-build. The need for the supply of services onsite – the essential power utilities of water, gas, electricity and oil – and also any available  telecommunications will need to be easy to connect to, or to be brought in if required. Many rural areas are still not on the national gas network, for example. Their remote nature will mean if gas is required, it will have to be stored on-site in gas bottles. The same is true of oil-fired central heating and the external storage tanks that will need filling periodically – though these types of fuel are being phased out if possible and are certainly not being used much in contemporary designs. Of course, cleaner, greener energy sources are increasingly attractive and you can speak to us to find out more about building a more sustainable home.

It’s also not unusual for a rural location that’s off the grid not to be on the sewers. This means the property will require a septic tank or other provision made for effluent and surface water disposal. These aren’t massive inconveniences, but they will need to be addressed and installed.

These are all things that need to be considered if you are thinking of buying a house in the country, or building one from scratch as a self-build project. They are not necessarily dealbreakers on whether you decide to live in a particular location or not. Very few challenges are insurmountable. The countryside remains a wonderful place to live and work. It is certainly an ideal location for many people across our beautiful county of Cheshire.

If you have always dreamed of building your own home, contact us to find out how we can help you.

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