Planning Process, appeal, give in or change?
Discussion
Hi,
Ive currently got a Planning Application going through on our property, basically its a 3bed semi, Bay window built 1930s, it has a decent amount of space, currently has a carport and garage to the side which we plan to infill and wrap round the back creating a kitchen diner, utility, shower room bedroom and another room (bedroom / gym / study / ?) together with a (originally) double garage to the front (detached on the front drive).
The planner has advised that he is not happy with the garage proposal, I've been back and forth offering Single Garage, Carport options etc but not getting anywhere, I feel like I will not get anywhere with it with deadline approaching on the decision, we had no comments from neighbours etc and support from other bodies consulted.
I don't know currently what to do, whether let them refuse it then go to appeal, we have a mix of properties on our street, some with garages to the front, some with extensions beyond the building line etc - I don't know what our chances are though...
Other options are to get planning with nothing to the front and submit an amendment requesting the garage which I assume will get refused, so maybe best submitting a separate application for the garage at a later date, which would then be separate to the main application and may be looked at differently.
Other option is to keep the garage in its current location and loose the additional internal room.
or
Re-design and go 2 storey with Garage below - we have an awkward upstairs and I think we'd loose a bedroom to gain a bedroom which seems pointless to me..
or
apply for planning for a 2/3 bed house to the side, sell up and move on.. (we like where we are and don't really want to move albeit we have spoken about this option) - the garden wouldn't be grand of the new build though...
I feel I have been spoilt with 2 covered spaces so far and want to keep cover for at least 1 vehicle if possible.
I'm not sure what the best way forward is currently, Is the appeal process painful will it be looked upon favourably or do they generally form the same decision as the local planners?
Ive currently got a Planning Application going through on our property, basically its a 3bed semi, Bay window built 1930s, it has a decent amount of space, currently has a carport and garage to the side which we plan to infill and wrap round the back creating a kitchen diner, utility, shower room bedroom and another room (bedroom / gym / study / ?) together with a (originally) double garage to the front (detached on the front drive).
The planner has advised that he is not happy with the garage proposal, I've been back and forth offering Single Garage, Carport options etc but not getting anywhere, I feel like I will not get anywhere with it with deadline approaching on the decision, we had no comments from neighbours etc and support from other bodies consulted.
I don't know currently what to do, whether let them refuse it then go to appeal, we have a mix of properties on our street, some with garages to the front, some with extensions beyond the building line etc - I don't know what our chances are though...
Other options are to get planning with nothing to the front and submit an amendment requesting the garage which I assume will get refused, so maybe best submitting a separate application for the garage at a later date, which would then be separate to the main application and may be looked at differently.
Other option is to keep the garage in its current location and loose the additional internal room.
or
Re-design and go 2 storey with Garage below - we have an awkward upstairs and I think we'd loose a bedroom to gain a bedroom which seems pointless to me..
or
apply for planning for a 2/3 bed house to the side, sell up and move on.. (we like where we are and don't really want to move albeit we have spoken about this option) - the garden wouldn't be grand of the new build though...
I feel I have been spoilt with 2 covered spaces so far and want to keep cover for at least 1 vehicle if possible.
I'm not sure what the best way forward is currently, Is the appeal process painful will it be looked upon favourably or do they generally form the same decision as the local planners?
Yeah, I get the impression that they tend to tow the party line, I speak to him, suggest something, seems OK over the phone then I get the No response...
If this works, this is the link; :removed:
As I say, there is a big mix of properties down our road, all types of construction, some with extensions / garages / outbuildings to the front.
ETA we have thought about keeping the open feel to the front by having the open carport road side...
If we get refused and the appeal fails, is it then a case of resubmitted or can you amend the original application?
What is the timescale for the appeal process, is it a quick turn round from appeal to decision?
If this works, this is the link; :removed:
As I say, there is a big mix of properties down our road, all types of construction, some with extensions / garages / outbuildings to the front.
ETA we have thought about keeping the open feel to the front by having the open carport road side...
If we get refused and the appeal fails, is it then a case of resubmitted or can you amend the original application?
What is the timescale for the appeal process, is it a quick turn round from appeal to decision?
Edited by tjdixon911 on Tuesday 27th June 22:39
Edited by tjdixon911 on Wednesday 28th June 07:44
Equus said:
Link doesn't work - although I would be wary of basically publishing your address on a public forum like PistonHeads.
... but garage/carport in front of the house was never going to end well.
Planners are not design experts, but that's one of the basic 'hates' that is programmed into them at an almost genetic level. You would need a very strong justification to overcome their concerns, and an Appeals Inspector (being from a Planning background) is likely to support them.
Good point, I have now removed the link. ... but garage/carport in front of the house was never going to end well.
Planners are not design experts, but that's one of the basic 'hates' that is programmed into them at an almost genetic level. You would need a very strong justification to overcome their concerns, and an Appeals Inspector (being from a Planning background) is likely to support them.
My Architect did always say that the positioning of it may cause some problems, but there seems to be no compromising, not even to a single garage / car port.
Do the Appeal Planners talk to the original Planners, and then form the same opinion?
Hear are the plans for info;
OS Map
Existing
Proposed
Having discussed this with SWMBO, we are currently thinking of a painless process and reverting back to having the garage where it sits in the existing (workshop on the proposed) but maybe extend out the side to create a bit of additional space / smaller workshop.
Thanks for all the responses.
Essentially I have been told that planning would be granted if I remove the garages, the planner has today said that a carport projecting forward from the garage (sketch issued to them) by approx 2.5m would be acceptable if the design was in keeping, having paced it out roughly on the drive though it would make for an awkward entry in/out and possibly not look the most attractive structure.
I do use both my carport and garage for the intended use and I would like to keep at least one covered space.
Essentially I have been told that planning would be granted if I remove the garages, the planner has today said that a carport projecting forward from the garage (sketch issued to them) by approx 2.5m would be acceptable if the design was in keeping, having paced it out roughly on the drive though it would make for an awkward entry in/out and possibly not look the most attractive structure.
I do use both my carport and garage for the intended use and I would like to keep at least one covered space.
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