Planning and objections
Discussion
I just got home tonight to find a letter from the council advising me of a planning application. Apparently my next door neighbour wants to build a 2 storey extension to the side of their house.
They plan to build right up to the boundary at ground level and 1m in on the second storey,
We have a back door in the kitchen, which opens to the side of the house. The passageway from the front of our house to the back runs along the side of the house, and past our kitchen door. It's about 1m wide.
If this were to go ahead it would mean, we could open our kitchen door, stand on the step and touch their house. The view from the kitchen door would be a solid brick wall 1m away.
Our upstairs bathroom also faces the side, which means any light coming into the bathroom would be cut out by the extension.
On the image of the side view, the green line is the boundary. Where the black line ends at ground level is where the side of our house is.
We get on well enough with the neighbours (only enough to say good morning). They never gave us a heads up over what they had planned, the first we heard of it was the letter from planning.
I dont really want to fall out with them (seems inevitable now though), but I'm not exactly over the moon with what they have planned.
On what grounds can I object?
They plan to build right up to the boundary at ground level and 1m in on the second storey,
We have a back door in the kitchen, which opens to the side of the house. The passageway from the front of our house to the back runs along the side of the house, and past our kitchen door. It's about 1m wide.
If this were to go ahead it would mean, we could open our kitchen door, stand on the step and touch their house. The view from the kitchen door would be a solid brick wall 1m away.
Our upstairs bathroom also faces the side, which means any light coming into the bathroom would be cut out by the extension.
On the image of the side view, the green line is the boundary. Where the black line ends at ground level is where the side of our house is.
We get on well enough with the neighbours (only enough to say good morning). They never gave us a heads up over what they had planned, the first we heard of it was the letter from planning.
I dont really want to fall out with them (seems inevitable now though), but I'm not exactly over the moon with what they have planned.
On what grounds can I object?
I can’t say without seeing scaled plans, but they might well be able to build the ground floor single storey element of the proposal using Permitted Development rights. If that’s the case the Council shouldn’t really refuse it on proximity grounds at ground floor level.
I do wonder if the wider ground floor element is a trick some people use which is to submit a scheme a bit larger than they want with a view to reducing it during the planning process. It’ll be more difficult to build stepped than it would be if the whole lot was cut back by 1M.
Light into your bathroom doesn’t count for much because it’s not classed as a habitable room.
I do wonder if the wider ground floor element is a trick some people use which is to submit a scheme a bit larger than they want with a view to reducing it during the planning process. It’ll be more difficult to build stepped than it would be if the whole lot was cut back by 1M.
Light into your bathroom doesn’t count for much because it’s not classed as a habitable room.
I have visions of opening my door and this being my view.
Bit bloody annoying, as had the extension been there when we were looking to buy the house a few years, it may well have put us off. Plus we were thinking of selling up this year, but it looks like thats probably not happening now.
Bit bloody annoying, as had the extension been there when we were looking to buy the house a few years, it may well have put us off. Plus we were thinking of selling up this year, but it looks like thats probably not happening now.
Type R Tom said:
Sister had a similar issue, it meant next door would have needed to go on their property to build it and that the guttering would overhang their land. The plans got withdrawn in the end.
^ and it does look like the flat roof on top of the border wall will overhang.I seem to recall there being some rule about a 45deg line from the top of the new construction not being able to pass over an existing clear glass window for a bedroom or other living space. I think it was to do with rules around light?
I could be talking bobbins though.
If your kitchen has a main rear facing window then the impact on the 'view' as you exit the side door might not be considered a harmful issue, as there would still be light and outlook to the rear.
You could focus on the issue of light to the bathroom, but again because it isn't a 'habitable room' then you may struggle imo.
You could focus on the issue of light to the bathroom, but again because it isn't a 'habitable room' then you may struggle imo.
quinny100 said:
I do wonder if the wider ground floor element is a trick some people use which is to submit a scheme a bit larger than they want with a view to reducing it during the planning process. It’ll be more difficult to build stepped than it would be if the whole lot was cut back by 1M.
.
I suspect this is probably right and is giving them negotiating room on expected objections from yourself OP. .
To me the step out on the drawings at ground floor level doesn't seem to serve much useful purpose.
To my mind it isn't a step out at ground floor level, but more likely a step IN at first floor level to prevent it being refused for being too close and filling the gap between the houses, which would be more congested. It may be that the gap isn't enough as it is so it might be worth objecting on that too.
Hol said:
I seem to recall there being some rule about a 45deg line from the top of the new construction not being able to pass over an existing clear glass window for a bedroom or other living space. I think it was to do with rules around light?
I could be talking bobbins though.
Thats correct we had to alter my sons extension to allow for this.I could be talking bobbins though.
ecotec said:
Slightly OT but is the OP under any obligation to allow access on his land to enable an extension to be built/scaffolding to be erected?
As it would seem difficult to build the proposed development to the boundary line without access?
No, but such rights can be invoked through the Party Wall ActAs it would seem difficult to build the proposed development to the boundary line without access?
Drumroll said:
Don't see how they can build up to the boundary, as it would mean part of the foundations would be on your property, also as has already been said any guttering would overhang your property.
The right exists under the PW Act. (the gutter could be at the front or rear an void the long side, but like others I also suspect that structure has been included so that it can be removed during the planning period as a 'sop' when objections are raised)Thats What She Said said:
It sounds like that's your current view, but they are bringing it closer to your house.Also sounds like your house is built up to within 1 metre of the boundary - is that right? If so, seems a bit mean to begrudge your neighbor doing something similar
tinnitusjosh said:
It sounds like that's your current view, but they are bringing it closer to your house.
Also sounds like your house is built up to within 1 metre of the boundary - is that right? If so, seems a bit mean to begrudge your neighbor doing something similar
We do have an extension (which is to the rear of the garage), but that is single storey. I wouldnt have any problem with the neighbour doing the same. What they propose though is 2 storey. Different kettle of fish.Also sounds like your house is built up to within 1 metre of the boundary - is that right? If so, seems a bit mean to begrudge your neighbor doing something similar
We just had a similar extension built.
The reason it steps in at first floor level is that is has to by 1m otherwise it will be refused by planning. It obviously makes sense to build to boundary at ground level to maximise the size of the extension.
The foundations will all be on their land.
The 'right to light' doesn't really exist but I believe the planners will consider negative impacts on the neighbours. I'm not sure I've heard a strong case in your situation. I doubt your bathroom will be much darker as their extension will be at least 1m back from boundary at that level plus however far back your bathroom is from the boundary.
One thing we did rely on with our extension was a co-operative neighbour. I think our builders *might* have been able to still build it without being in their garden but it would have been a right pain (and probably meant the new wall the neighbours would be looking at wouldn't be so well laid!). We had scaffolding in their garden and they were super-cool about it.
We spent money on a party wall act surveyor to draw up agreements, take photos etc. in case there were problems. There weren't. He was flipping expensive.
The reason it steps in at first floor level is that is has to by 1m otherwise it will be refused by planning. It obviously makes sense to build to boundary at ground level to maximise the size of the extension.
The foundations will all be on their land.
The 'right to light' doesn't really exist but I believe the planners will consider negative impacts on the neighbours. I'm not sure I've heard a strong case in your situation. I doubt your bathroom will be much darker as their extension will be at least 1m back from boundary at that level plus however far back your bathroom is from the boundary.
One thing we did rely on with our extension was a co-operative neighbour. I think our builders *might* have been able to still build it without being in their garden but it would have been a right pain (and probably meant the new wall the neighbours would be looking at wouldn't be so well laid!). We had scaffolding in their garden and they were super-cool about it.
We spent money on a party wall act surveyor to draw up agreements, take photos etc. in case there were problems. There weren't. He was flipping expensive.
tinnitusjosh said:
Thats What She Said said:
It sounds like that's your current view, but they are bringing it closer to your house.Also sounds like your house is built up to within 1 metre of the boundary - is that right? If so, seems a bit mean to begrudge your neighbor doing something similar
Just been through and out the other end a planning application for next door to erect a block of 6 flats where previously there was a single house which took over a year
Best advice I can give is to get in touch with the local planning department and get access to any any planning guidelines the council has in place with regards to development in your area. This should outline any planning considerations for example for us a building could be no closer than 15m if a window was overlooking a bedroom/bathroom and teh loss of light was a consideration in our case
Also if possible speak to your local ward Councillor and determine whether they are on your side. This proved really useful as he helped us understand the local planning process and we could have missed some steps in the process along the way - for example we were allowed to submit objections but if we got 20 people to sign a petition we were allowed to speak at the planning committee which was invaluable.
Get to grips with what are actual justifiable grounds for refusal, and be very clear how they apply, planning applications etc get very technical and the builders / planners know these well. Also get your objections in quickly as you usually dont have much time to respond.
if it does get rejected expect repeated adjusted applications if they really do want to build
Best advice I can give is to get in touch with the local planning department and get access to any any planning guidelines the council has in place with regards to development in your area. This should outline any planning considerations for example for us a building could be no closer than 15m if a window was overlooking a bedroom/bathroom and teh loss of light was a consideration in our case
Also if possible speak to your local ward Councillor and determine whether they are on your side. This proved really useful as he helped us understand the local planning process and we could have missed some steps in the process along the way - for example we were allowed to submit objections but if we got 20 people to sign a petition we were allowed to speak at the planning committee which was invaluable.
Get to grips with what are actual justifiable grounds for refusal, and be very clear how they apply, planning applications etc get very technical and the builders / planners know these well. Also get your objections in quickly as you usually dont have much time to respond.
if it does get rejected expect repeated adjusted applications if they really do want to build
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