Planning permission being requested - advice please?
Discussion
Just got notice of planning permission being applied for just behind us and we are concerned...
It's a 2 bed bungalow that's looking to turn into 4+ bed 2 storey house with large garage, more than doubling the original ground floor square footage.
At the moment the rear of our house isn't overlooked at all, the bungalow is obscured by a tree and we get plenty of natural light. Only full height house is the other side of the bungalow and so far enough away so as not to have an impact.
The bulk of the extension os going to be to one side of the main house, so not screened behind the tree any more, and will be right in the middle of the line down our garden looking from our house, and right in the gap between the tree and hedges on the other side. There will be two bedrooms looking out over our garden and a loft extension in the existing roof which will also look over.
Not good with distances but this is maybe 80 feet from our house?
The forms from the council say things along the lines of "consider whether it will affect your outlook, light, privacy, etc." - as far as I see it affects all of these things.
One of reasons we bought the house was the amazingly uncluttered outlook we have at the back considering we live in suburbia.
Does anybody know how these things tend to go? We will be objecting I think but have no clue what effect this is likely to have on their application. Do huge extensions like this usually get the go-ahead?
We're really concerned. I have spoken to the planning office and they just advised to email an objection and they would keep us up to speed.
If they approve it would it then be too late to consult a solicitor? Apparently there is only a meeting if there are problems...
Anybody got any advice or suggestions? Every time I look out the back of the house I can just see how this will affect us. Net curtains on the back of the house and everything
I might take a photo and try to sketch on from the plans how the extensions will go...
It's a 2 bed bungalow that's looking to turn into 4+ bed 2 storey house with large garage, more than doubling the original ground floor square footage.
At the moment the rear of our house isn't overlooked at all, the bungalow is obscured by a tree and we get plenty of natural light. Only full height house is the other side of the bungalow and so far enough away so as not to have an impact.
The bulk of the extension os going to be to one side of the main house, so not screened behind the tree any more, and will be right in the middle of the line down our garden looking from our house, and right in the gap between the tree and hedges on the other side. There will be two bedrooms looking out over our garden and a loft extension in the existing roof which will also look over.
Not good with distances but this is maybe 80 feet from our house?
The forms from the council say things along the lines of "consider whether it will affect your outlook, light, privacy, etc." - as far as I see it affects all of these things.
One of reasons we bought the house was the amazingly uncluttered outlook we have at the back considering we live in suburbia.
Does anybody know how these things tend to go? We will be objecting I think but have no clue what effect this is likely to have on their application. Do huge extensions like this usually get the go-ahead?
We're really concerned. I have spoken to the planning office and they just advised to email an objection and they would keep us up to speed.
If they approve it would it then be too late to consult a solicitor? Apparently there is only a meeting if there are problems...
Anybody got any advice or suggestions? Every time I look out the back of the house I can just see how this will affect us. Net curtains on the back of the house and everything
I might take a photo and try to sketch on from the plans how the extensions will go...
In your letter of objection try to be precise about what you are objecting to. If you've got a rambling problem with the whole development you'll miss the opportunity to influence minor parts of the design that could make a real difference to you. i.e. circle the actual windows on the plan that you think will reduce the privacy you get in your own garden. Pinpoint any trees already in place which could be retained to protect your modesty. Alternatively ask that screening (trees) is put in place if you think that would help. Let the council worry about the 2x exisiting plot area and stuff like that because you'll just come out sounding jealous. If possible try to attend any hearings to make sure your concerns are aired and considered.
ETA:
p.s. I feel your pain - Our gorgeous neighbours garden is now likely to be developed with car parking right up against our fence line We could never have foreseen this happening as the developer has purchased 3 houses and cut gardens off of each one to make it happen.
ETA:
p.s. I feel your pain - Our gorgeous neighbours garden is now likely to be developed with car parking right up against our fence line
We could never have foreseen this happening as the developer has purchased 3 houses and cut gardens off of each one to make it happen.Edited by Olf on Wednesday 28th May 13:34
Don't just send email. Send a registered letter, and try to make sure you attend meetings. Keep a record of who you've spoken to and when. Your local council will have a planning meeting which I think you can attend as a member of the public.
I don't believe you have a right to a view, but neither does the owner of the bungalow have the right to build a house that is out of character or scale with the local area.
I don't believe you have a right to a view, but neither does the owner of the bungalow have the right to build a house that is out of character or scale with the local area.
The most significant factors are likely to be the distance and angle relationship between the applicant property and your own.
The main issues to highlight in your email/letter of objection should normally refer to residential/visual amenities i.e. loss of privacy particularly for your habitable rooms/ overlooking/ overshadowing
Are the surrounding houses bungalows? Have they been extended in similar fashion?
I'd also use the scale factor too.....maybe something along the lines of
'The proposed extensions by virtue of their cumulative scale would be detrimental to residential and visual amenities and result in over-development'.
Will any other properties be affected? If so, encourage their occupiers to submit an objection too.
The main issues to highlight in your email/letter of objection should normally refer to residential/visual amenities i.e. loss of privacy particularly for your habitable rooms/ overlooking/ overshadowing
Are the surrounding houses bungalows? Have they been extended in similar fashion?
I'd also use the scale factor too.....maybe something along the lines of
'The proposed extensions by virtue of their cumulative scale would be detrimental to residential and visual amenities and result in over-development'.
Will any other properties be affected? If so, encourage their occupiers to submit an objection too.
Sorry to say, our neighbours had a similar problem where the people at the foot of their garden raised the height of their integral garage (about 2 foot from boundary fence!) by an entire storey. It blocks their sunlight during the day. 3/4 people objected and it made no difference whatsoever.
Good luck.
Good luck.
How's this?
letter said:
Dear Sir,
We wish to object to the proposed development of xxxx
Our grounds for objection are as follows:
- The extra storey’s windows will overlook our garden and the rear of our house, impacting on our privacy.
- The property is sufficiently close to ours that the proposed development will affect our outlook considerably.
- We are also slightly concerned as to how it will look in relation to the unextended bungalows on either side, and that this might set a precedent for them to build similar extensions which would ruin our outlook completely.
When we bought our house 10 months ago the former two aspects were big factors in our choosing it, and we expect the proposed development to affect us considerably, and also the value of our house.
We would be grateful if our objections could remain anonymous.
Yours faithfully,
We wish to object to the proposed development of xxxx
Our grounds for objection are as follows:
- The extra storey’s windows will overlook our garden and the rear of our house, impacting on our privacy.
- The property is sufficiently close to ours that the proposed development will affect our outlook considerably.
- We are also slightly concerned as to how it will look in relation to the unextended bungalows on either side, and that this might set a precedent for them to build similar extensions which would ruin our outlook completely.
When we bought our house 10 months ago the former two aspects were big factors in our choosing it, and we expect the proposed development to affect us considerably, and also the value of our house.
We would be grateful if our objections could remain anonymous.
Yours faithfully,
NiceCupOfTea said:
How's this?
That's fine. Hope the decision goes your way. I'd have refused it- probably stated that it would detriment the character of the surroundings in my report.letter said:
Dear Sir,
We wish to object to the proposed development of xxxx
Our grounds for objection are as follows:
- The extra storey’s windows will overlook our garden and the rear of our house, impacting on our privacy.
- The property is sufficiently close to ours that the proposed development will affect our outlook considerably.
- We are also slightly concerned as to how it will look in relation to the unextended bungalows on either side, and that this might set a precedent for them to build similar extensions which would ruin our outlook completely.
When we bought our house 10 months ago the former two aspects were big factors in our choosing it, and we expect the proposed development to affect us considerably, and also the value of our house.
We would be grateful if our objections could remain anonymous.
Yours faithfully,
We wish to object to the proposed development of xxxx
Our grounds for objection are as follows:
- The extra storey’s windows will overlook our garden and the rear of our house, impacting on our privacy.
- The property is sufficiently close to ours that the proposed development will affect our outlook considerably.
- We are also slightly concerned as to how it will look in relation to the unextended bungalows on either side, and that this might set a precedent for them to build similar extensions which would ruin our outlook completely.
When we bought our house 10 months ago the former two aspects were big factors in our choosing it, and we expect the proposed development to affect us considerably, and also the value of our house.
We would be grateful if our objections could remain anonymous.
Yours faithfully,
Edited by baz1985 on Monday 9th June 12:04
Munter said:
As the council said step 1 is appeal. But if it's just a privacy thing they might come up with some inventive suggestions like only using frosted glass on the overlooking windows...
Which will (unfortunately) be stuck on frosting that'll last approximately 1 millisecond after it's signed off scotal said:
NCOT, have you looked at your local authority planning site, if it's who I think it is, you can check applications online. You might also be able to have a look at their planning requirements in a bit more detail than what you will receive on a letter.
Hi scotal, I have looked at their previous applications online - it was their next door neighbour that got it canned twice + an appeal due to loss of light in their back garden. The design has been redone so that that end of the house is no longer 2 storey but has a loft extension. I'm hoping that that's not enough reason for them to sign it off Light's not an issue, but we will be overlooked and it will become a big feature in our outlook.
NiceCupOfTea said:
How's this?
The letter looks fine. Just make sure you include the planning application reference number somewhere in the letter, so that it gets registered against the right application. The ref will be something like 08/xxxx/FUL and will be stated on the notice you received.If you have an hour to dig around on your local Council's website, see if you can find any relevant policies in the adopted Local Plan (or Development Plan) that might be of use to you. The Local Plan is the book of policies against which the Council will decide applications. There might be policies that deal specifically with considerations to be taken into account on developments of this sort. If there are relevant policies, that work in your favour, quote them back at the Council in your letter.
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