Planning application refused, next step?

HelpMeMove

Hi,

We submitted plans for a 2 storey front/side/rear extension and single storey rear extension that has been refused.

The reason for refusal is:

The proposed extension, by virtue of its significant bulk, forward projection and greater ridge height when compared to the roof of the existing dwelling, would not respect the height or spaciousness of existing development within vicinity and would not harmonise well with the main dwelling. Consequently, the proposed development would appear obstructive and over dominant within existing street scene to the detriment of surrounding properties.

All the houses on our road have been extended, there are some where the roof line is higher than the existing house, others where the extension projects forward as mush as ours so our proposal, in my opinion, would not be detrimental to the street scene.

We plan on appealing, what’s the best plan of action I should take?

Thanks in advance.

TEDDYRUKSPIN

If you are sticking to your guns and want to appeal, you can take photo's [with permission] showing that the neighbours have the same thing.
I believe they have rejected your plans as you are creating a major monster of a house. From the description, to be honest, it is unlikely to be passed. You have told us that you are creating a two storey extension on the front, side, and rear extension. Also with an extra single rear extension.

AdrianW2

HelpMeMove wrote: »

All the houses on our road have been extended, there are some where the roof line is higher than the existing house, others where the extension projects forward as mush as ours

So there aren't any that have extended both above the roofline *and* forwards.

You can appeal, and then it's a case of who's prepared to expend the most money defending their position.

dander

From the sound of it, the best plan of action you can take would be to make it a bit smaller!

AdrianW2

Having looked at the plans, I'm less anti than I was on first reading. The OP is correct in that others on the street have some hideously large extensions but this issue, as I see it, is the two immediate neighbours which would be dwarfed by the extension.

HelpMeMove

AdrianW2 wrote: »

Having looked at the plans, I'm less anti than I was on first reading. The OP is correct in that others on the street have some hideously large extensions but this issue, as I see it, is the two immediate neighbours which would be dwarfed by the extension.

Thanks for your responses.

AdrianW2, the house with higher roof line also projects forward perhaps not as much as ours. The house to our right is like ours in that it has not been extended, the house to the left has been extended to the rear double storey and they have permission to extend to the front double storey but work has not started on it.

Just out of curiosity, how do you know so much about the plans and the neighbouring houses?

Cknocker

First thing I would do is ask the planners what they feel would be acceptable.

Secondly was the application reccomend for approval by the planners, but turned down by the planning commitee?

Can you not reduce the ridge height to match the existing by altering the roof pitch?

ormus

you are trying to do too much in the one application. building forward of the main building line is usually a no no. and roof height is another major problem.
get rid of those two items and reapply for PP.

trying to extend your house by doubling the sq footage (or nearly so) is out of the question.
my house has a 2 storey extension and a single one. all at the rear.
ive no idea how the previous owner got PP? (if he ever did).

as been said ask the PP office first, it can save a lot of money and time. in my experience they are a fairly decent bunch to talk to.

Cknocker

The physical size of it is less of an issue in my opinion, I'm in the midst of constructing an extension for a friend which is bigger than the original property, and actually sails past the building line in two directions, but it doesn't look over bearing or out of place.

As said building in front of the building loine can be an issue, particularly if it dwarfs a next door neighbour, where it could appear that the neighbours house is sat back from the building line.

When I drew up the plans for my friend we went to the panning office and asked what they thought, there words were, "We can see no issue as although it is a big extension it looks subservient to the original property".

i.e. it hasn't made the existing look like an extension to the new.

ormus

another problem is where you live? local councils take differing views on extensions.
also there is the timing, what was acceptable 10/20 yrs ago is not now.
and vice versa.

AdrianW2

HelpMeMove wrote: »

Just out of curiosity, how do you know so much about the plans and the neighbouring houses?

Planning applications are online.