Planning objection - loss of outlook

ACT1

What exactly does loss of outlook mean?
I'm going to put in an objection against a 2 storey side extension on the house opposite to make 5 bedroom house from a 3 bedroom. (The house is end of terrace, my house faces the flank wall). I've gone through the guidance for extensions on the council website and picked out what I consider relevant points for objecting which so far are parking spaces (none shown on plans and existing ones will be built on), remaining amenity space less than guidelines and no gap between new wall and boundary.
A quick measuring job puts the distance from my lounge window to what would be the new flank wall at 17m ish rather than the 21.5m at present. From half my lounge window I look at the flank wall, the other half looks in front of this terrace of 3 houses and across a wooded area. Same for the large window in my bedroom. From the smaller bedroom window I see the flank wall, the flat roof extension they've just built under permitted development (7m wide/6m deep), a bit of garden and a garage block. Not a tree or shrub in sight as they were yanked out before any work started.
Would it be reasonable for me to argue the reduced separation gap plus the newly built extension makes the extension overbearing to my house and result in a loss of outlook.

Davesnave

So far as I'm aware, 'loss of outlook' is not a valid reason for objection. Does your council's web site suggest that it is?

If the structure would still be 17 metres (55 feet) from your property, it's unlikely to be regarded as overbearing, especially if it's only 2 storeys high.

The other reasons you cite for objecting look more hopeful.

I_have_spoken

Really need a sketch to make sense, but the ’45 degree' guidance may aplly, as would your own garden and rooms now being directly overlooked by any windows in the gable end

If it goes ahead being built to the bondary then party wall rules would apply as the foundation would be under your land.

TBH I'd work on the assumption they've already got the knod from a mate in the Council

ACT1

Loss of outlook is mentioned in the council
'Residential Extensions Guidelines Supplementary Planning Document'

1.2.4 Extensions can have positive and negative effects on your property and the surrounding area and residents. For example, large extensions can result in overshadowing of neighbouring properties,result in loss of daylight and outlook for neighbours and be visually intrusive. Such extensions may also look out of character with the original dwelling and adversely affect the overall appearance of a dwelling house within the street scene and surrounding area.

2.2.1 The size and siting of an extension should not lead to an extension which is visually imposing or overbearing for neighbouring properties, including creating a sense of
enclosure (that is being boxed in) or a loss of outlook when viewed from habitable room windows.

I don't think the 45 degree rule applies as the house is over the road. At the moment there are 2 windows on the flank wall (kitchen and landing) but none shown for the extension so will be just boring old brick.

I've no idea how to attach a sketch otherwise I would.

Davesnave

The council when talking about 'loss of outlook' is not referring to a view, but to the simple ability to look outwards a reasonable distance from a property. No one has rights to a specific view.

Naturally, we all have ideas about how far we should be able to see from our windows, but I'd expect that being able to see across a road would be deemed satisfactory.

ACT1

Thanks for the replies. I wasn't expecting to get anywhere with that one really.

Jaguar_Skills

Loss of daylight and sunlight is a valid ground and one which councils will take into consideration (this is my job, I'm a private consultant for property developers).

If the build does still get planning permission you ate still able to object legally under civil grounds, this is known as legal rights of light.

I_have_spoken

the house is over the road

Increase in parking nuisance and water run-off due to loss of land is probably all you have them

jackyann

I would ask to talk informally to the planning officer initially.

ACT1

I've emailed the letter now. In the end I went with (I've quoted the sections of guidance in the letter)


'Two Storey/First Floor Side Extensions
EX11 Two storey/first floor side extensions should be set off the side boundary by a minimum of 1 metre.


This does not appear to be reflected in the plans. As far as I can tell the extension would be built to the boundary line. Two other properties in the road with side extensions have this gap. Neither of these properties have a flank wall facing another property. That gap would make a difference when looking out of both my lounge and bedroom windows. '


The last sentence will probably classed as irrelevant.......
Que sera etc, not going to worry about it.
Thanks for replies

ACT1

An update: The planning application was refused this week on the parking issue and scale, massing, bulk and location (The proposed two storey side extension by reason of its overall width, size, scale and massing and breach of established building lines would constitute an over dominant and visually intrusive feature in the street scene on this prominent corner that would be out of keeping with the character and appearance of the original house and would be detrimental to the visual amenities of the wider street scene.)
I'm happy with that though I doubt that will be the end of it.....