Neighbours’ extension - any builders and surveyors out there?

[Trampskitrap1]

My neighbor has applied for planning permission for a ground floor extension and the side of this will be joined to the side of my house. In our street the houses are ‘stepped’ so the side of my house forms the boundary wall of their garden. I don’t object to the extension in principle as I won’t be able to see it and it will be adjacent to my stairs and kitchen so noise won’t be a problem. However I am worried about the fact that they will be building against what is currently an external wall and I worry that this might cause problems with poor ventilation and damp in my property.

My questions are:

Are my worries about damp correct?

Should they build the extension so it connects to my wall or leave a gap? Which is best? As I said before I’m worried about my property becoming damp and also about the fact that I wouldn’t be able to maintain the wall if a problem occurred in the future.

They will have to dig the foundations right next to my house. Will this cause damage to my property?

If there is damage to my house as a result of their building work (cracks, etc) how do I claim the cost of repairs from them?

I can see this getting complicated. Are my neighbours responsible for meeting the cost of appointing surveyors and solicitors to represent me? And if the neighbours are meeting the cost of this how do I know the people appointed are acting in MY best interests?

Any advice gratefully recieved

Say no - your detached house will become a semi and lose value. If a gap is left then what about maintenance, gutters, run off of rainwater?

My house is officially a mid terrace but it’s stepped, hence the potential for the neighbours’ extension. Therefore I’m not bothered about the potential change of status but I agree about the maintenace issues.
How can I say no? Am I allowed to, or can they just go ahead and build it?

Are they planning to join onto your existing wall, or build a new wall on their side of the boundary right next to your wall?

If they're planning to join onto your wall then you can refuse permission. It's your wall so they have no legal right to fix anything to it. Object to the council and clearly state that you will not permit them to join onto your wall, therefore if the plans they have submitted show the proposed extension as being joined onto your wall, the application must be rejected as you will not give permission for this.

You are entitled to comment on the application

It would be worth you ringing the case officer and discussing your fears with them. They will be able to advise you of your questions and tell you what is actually able to happen.

They will not be 'acting for' the neighbour, they are there to decide whether the application should be passed, so your questions are valuable to that decision.

Bellamuerte: incorrect, if it's a party fence wall the law allows them to knock it down completely and rebuild it creating a new party wall and there ain't anything you can do about it.

If it’s a party wall then any work to it will be subject to the Party Wall Act and I would be getting a building surveyor in to act on your behalf.

The ‘wall’ is actually the side of my house so if they knock it down and rebuild it I’m in trouble!

I don’t know what they are intending to do - that’s the problem the plans look as if it’s going to be right up against my wall

Your neighbours need to issue you with a party wall notice to cover foundations etc. They are obliged to pay for a surveyor of your choice to represent your interests (or you can opt to use their party wall surveyor). The surveyor/s will do a condition survey of your house prior to build, check the buildng spec is appropriate and assess for any damage after the build - which your neighbbour is obliged to repair. A party wall award is issued which is a document detailing above plus structural calcs etc. Google party wall and you’ll see more info - get a good building surveyor - you should not be out of pocket for neighbours works.

It sounds like it is NOT a party wall. It's the side of OP's house which forms the boundary for next door. They are not allowed to join onto it without your permission as it isn't a party wall. They can't even put a hanging basket on it. They can however build their own wall right next to it on their side.

If i'm correct in my understanding, maintenance wise it would be better to have the structure join onto the wall & present a no maintenance option rather than build a few inches away from the wall making maintenance impossible! Has this type of extension been done before on the street, setting a precedent for future applications to be accepted or not? Either way it may be worth looking at the plans online & having a chat with the planning officer!