Another planning question.
Discussion
I know there are a few 'experts' on planning here.
I want to build a single story side extension on a bungalow which is situated on a corner, an intersection of two roads. I want to extend 4m out which will bring the building to 1.4m from the highway at it's closest point, tapering out to 2.4m. Is there any stipulated limit to how close an extension can be to the boundary/highway?
I have looked on the 'Planning Portals' and can see nothing. I am within limits eg, current building is 8m wide, so I'm only extending 50% of that. Height to eves is 2.5m so well within the 3m limit specified.
The reason I ask, when I visited local planning last time with drawings, they said they would like to see 2m to the boundary, I want to know the rules!
I want to build a single story side extension on a bungalow which is situated on a corner, an intersection of two roads. I want to extend 4m out which will bring the building to 1.4m from the highway at it's closest point, tapering out to 2.4m. Is there any stipulated limit to how close an extension can be to the boundary/highway?
I have looked on the 'Planning Portals' and can see nothing. I am within limits eg, current building is 8m wide, so I'm only extending 50% of that. Height to eves is 2.5m so well within the 3m limit specified.
The reason I ask, when I visited local planning last time with drawings, they said they would like to see 2m to the boundary, I want to know the rules!
There are no rules as such , although some councils may have a wish list / guide for good practice
As with any type of extension each plot must be considered on its own merits , what a.n. other gets doesn't mean to say it is ok for you etc etc. Development of corner plots can be the most difficult sometimes,
Rule of thumb , the side of your new extension should not significantly protrude beyond the face of the front of the houses in the adjoining road .
1.4 m or 2m , really that is just a game of bluff , if they are happy with 1.4m ,and you NEED 2m I would put it in undimensioned at 2 and see what comes of it.
As with any type of extension each plot must be considered on its own merits , what a.n. other gets doesn't mean to say it is ok for you etc etc. Development of corner plots can be the most difficult sometimes,
Rule of thumb , the side of your new extension should not significantly protrude beyond the face of the front of the houses in the adjoining road .
1.4 m or 2m , really that is just a game of bluff , if they are happy with 1.4m ,and you NEED 2m I would put it in undimensioned at 2 and see what comes of it.
It's already been determined that I do need planning consent. Regarding the 'building line' down the side street. The whole 4m extension will protrude past this, the existing building is on the line, however the side road is on a curve so there is no real defined line. Also on my last visit to planning they did not even mention this as an issue. Just said they would 'like' to see a 2m gap to boundary.
cjs said:
. Also on my last visit to planning they did not even mention this as an issue. Just said they would 'like' to see a 2m gap to boundary.
That certainly doesn't sound unreasonable then , given what you say about the adjacent properties .As you say , they would "LIKE" to see a 2m gap , and you would " LIKE " to see 1.4 .
You are going to have to risk an application and 150 sovs to test the water on this
Busamav said:
Given the limited corner site location, I suspect he will not have any PD rights .
That depends on many things, mainly previous planning history and the age of the house. Generally recent planning consents will have a condition that removes PD rights, but say the house is 1930's and has had no consents then PD rights will still be applicable.As to the highways point, the key question is wheter the extension will affect any vis splays. If it is all on the OPs land and there is no vis splay then there are no specific rules that control how far he has to be from it. There may be title issues like building lines, but they are not planning issues.
If the Council agree that the size of development is within his PD rights and there is no vis splay etc, I would have thought he is ok
blueg33 said:
Busamav said:
Given the limited corner site location, I suspect he will not have any PD rights .
That depends on many things, mainly previous planning history and the age of the house. Generally recent planning consents will have a condition that removes PD rights, but say the house is 1930's and has had no consents then PD rights will still be applicable.Given it is a side extension and his close proximity to the highway he has no rights , PD is very clear about this.
It is nothing to do with conditions previously attached to the house
or infact anything to do with visibility splays , it is a planning issue.Edited by Busamav on Tuesday 7th September 15:49
Busamav said:
cjs said:
. Also on my last visit to planning they did not even mention this as an issue. Just said they would 'like' to see a 2m gap to boundary.
That certainly doesn't sound unreasonable then , given what you say about the adjacent properties .As you say , they would "LIKE" to see a 2m gap , and you would " LIKE " to see 1.4 .
You are going to have to risk an application and 150 sovs to test the water on this
From your experience, if I ask for 4m and they say no do they then tell me what I can have or just reject?
cjs said:
Busamav said:
cjs said:
. Also on my last visit to planning they did not even mention this as an issue. Just said they would 'like' to see a 2m gap to boundary.
That certainly doesn't sound unreasonable then , given what you say about the adjacent properties .As you say , they would "LIKE" to see a 2m gap , and you would " LIKE " to see 1.4 .
You are going to have to risk an application and 150 sovs to test the water on this
From your experience, if I ask for 4m and they say no do they then tell me what I can have or just reject?
Just keep in contact with them as the application proceeds through the process and all will be fine .
A couple of years ago I put in planning to re-build the jerry built extension on the side of my house. I wanted to build it 1 m wider to make a resonable width garage and close off the old path that ran down that side of the house.
I had a call from a very nice lady at the planning department who said that it would be rejected as she felt the new house "filled the plot too much", e.g. was too close to the next door fence and just looked to big.
So I had a 20 min conversation with her and pointed out that I wasn't going to pay £50K to replace the existing un-approved, ugly, flat roofed lump of an extension unless I could re-build it wide enough to actually fit a car in.
After a polite and pleasant exchange of views I managed to persuade her to support my application when it went forward to the 'committee' and it got passed!
So I would submit with the full width and be prepared to have a 'chat' about it if they decide they are goin to reject.. bear in mind they are just people and will tend to be resonable if you are.
I had a call from a very nice lady at the planning department who said that it would be rejected as she felt the new house "filled the plot too much", e.g. was too close to the next door fence and just looked to big.
So I had a 20 min conversation with her and pointed out that I wasn't going to pay £50K to replace the existing un-approved, ugly, flat roofed lump of an extension unless I could re-build it wide enough to actually fit a car in.
After a polite and pleasant exchange of views I managed to persuade her to support my application when it went forward to the 'committee' and it got passed!
So I would submit with the full width and be prepared to have a 'chat' about it if they decide they are goin to reject.. bear in mind they are just people and will tend to be resonable if you are.
cjs! I always "within reason" tell the client to go bigger than what they want.
That way the Planner asks for a decrease in the footprint (his 2p worth) and you decrease it to the size you want. He feels chuffed as he has now had an input! - happens all the time!!!
This can be done through the original application process as a minor amendment so your time scale won't change!
That way the Planner asks for a decrease in the footprint (his 2p worth) and you decrease it to the size you want. He feels chuffed as he has now had an input! - happens all the time!!!
This can be done through the original application process as a minor amendment so your time scale won't change!
Only £25 a shot iirc .I think we had our wires crossed Busamav!
What I was referring to was if you made an amendment during the planning process you wouldn't be charged.
You are right in another instance. If you make an amendment after you have received planning permission then you would have to pay £25 and go through the process again!
What I was referring to was if you made an amendment during the planning process you wouldn't be charged.
You are right in another instance. If you make an amendment after you have received planning permission then you would have to pay £25 and go through the process again!
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