Planning Query

Aleem

My local planning authority are a bit vague about this one, so before I press them further, if anyone in the know would share their knowledge on the matter, it would be highly appreciated.

Is there any way that a first floor could be added on to the single storey within Permitted Development rules?

The building is all original/never been extended.



(to see a larger version of the image, right click over the image and choose "Open image in new tab")

Doozergirl

http://www.planningportal.gov.uk/permission/commonprojects/extensions/

Is the house in a designated' area?

Some things are allowed, like loft extensions. So, you could turn a hip to a gable and build a massive dormer to the back, but you wouldn't be able to raise the roofline.

I'm almost certain that two storey extensions can only be to the rear, no higher than the existing roof, can be no deeper than 3m, and not be allowed to have eaves higher than 3m if the extension is 2m or less from a boundary. Crucially, though, two storey extension are not allowed to the side of a building under PD and what they usually do to assess what is side is take the actual lines of the elevation of the house, not the furthest point to the side and a straight line up.

So, anything in the space above the first storey to the side of the two storey section should be considered 'extension'. As it is to the side, it's a no go in my opinion.

PD is there to allow general non-contentious work to go ahead easily. A lot of people would argue that a tall, front based extention might be contentious as it will change the street scene.

It doesn't mean it won't be allowed, but I can certainly see why a full app would be the best position. Anything you dounder PD is going to be a compromise and potentially ugly. PP isn't much of a big deal.

Aleem

Thanks for the reply DG.

It isn't a 'designated' area, and I was optimistically hoping that the side elevation would be deemed to be the furthest point to the side and straight up, as you put it.

The issue I have is that PP has been refused for a 1st floor extension. When the LPA was asked for an informal opinion, the officer said he would want what he described as the single storey 'previous extension' removed and replaced with a two storey side extension not exceeding 4.5 metres in width, and the depth more or less the same as the two storey part of the house.

When I highlighted the point that the building had not been extended previously, and stands as it was originally built, he responded by advising I would need to provide a design that the LPA would find acceptable.

I instructed a local draughtsman to liaise with the LPA who after meeting with a LPA officer said the meeting went very well, and produced some designs based on the feedback.

We agreed on a design which I thought was pushing out luck, but the draughtsman thought would be fine.

This was submitted for PP, and a week before the decision due date, I received an email from the LPA saying they would be looking to decline permission due to the design including the 'previous extension' and not being subservient to the ‘original’ house.

I'm thinking of progressing this now with applying for a certificate of lawfulness for a Permitted Development single storey rear extension to include a bedroom and bathroom.

This would be a last resort, but would show the LPA potentially what an eyesore could be created through PD, and hope that this would encourage them into negotiating a first floor extension on top of the original single storey section of the house.

I’m really flexible regarding the design and size of any 1st floor extension, but it appears the LPA have decided they want the original single storey annex removing as part of any proposed extension.

Doozergirl

Can you prove categorically that the annex is original? Subservient may only mean dropping the roofline slightly on that side. It would be interesting to see the application.

I would definitely consider appealing their decision, especially if the initial feedback was good.

Like I said, PD is there to pre-approve non contentious builds, so they would probably be far happier for even something ugly at the back than what is being proposed at the front, so I'm not convinced that your plan would work in the way you want it to. I'm speaking from your side, really. I have the same problem with the planning department's interpretation of what exists at my house!

Aleem

I don't have any proof that the annex is original, other than some neighbours who bought their houses from plans and moved in before this house was built.

One of these neighbours can name the builder and all subsequent owners of the house. The single storey Annex was originally a shop which I'm told was closed around 20 years ago, and had a change of use.

The bricks, mortar, gutters, and other details are all identical around the property.

If I'm honest, I think the design that was submitted for PP was pushing our luck, in terms of size, but the draughtsman was very confident he would get it passed, so my thinking was that we would downsize it once it was approved.

I still had my doubts from my initial informal discussions with the LPA who were insisting at the time they would want to see the annex removed and replaced with a smaller footprint.

I don't have any objection to removing the annex and having a redesigned 2 storey extension, but I wouldn't want the ground floor much smaller than it already is. The LPA is proposing a much smaller footprint for the ground floor, and this doesn't seam right downsizing the ground floor in order to gain permission for a second storey.

I can send you a link to the PP application/refusal if you wish.

Doozergirl

Yes, please do. I'd like to see what you mean

Aleem

Sent, thanks.