Objecting to neighbours extension plans

BenjiCat_2

Hello all,

Grateful to any advice MSE individuals can offer and hopefully this is the best forum to post on (long term lurker).

We found out yesterday that our nextdoor neighbours have put in a planning application for a large two story extension to the rear of their house. The first we heard of this is from a notification from the council. We live in two bed victorian terrace, with each house on the street having pretty much the same layout (2 up, 2 down, with a small single story kitchen to the rear and small paved garden.

The extension plans to extend their kitchen outwards and sideways right up to our shared boundary wall in the garden. Doubling it's size. It then proposes to build a large second story bedroom above the kitchen (this is single story at the moment), which again is nearly at the boundary to our property (less than a metre).

We are pretty concerned tbh. It's (imo) massive and will be nearly doubling the size of their house. We are mostly worried about it overshadowing us and blocking light to the back of our house and garden (we like to spend time in the garden) particularly as it will be to the South/West of the house. It's also not really in keeping with the rest of the street. The panicker in me is also thinking ahead that it's going right up to our boundary, about builders requiring access etc. and drainage issues.

Is started researching about party wall agreements, objections etc and I'm getting a bit overwhelmed with info. Objectively I'm hoping it will be rejected as there is noone up our street with anything similar. In fact there is none with a two story extension full stop and it's really not in keeping with the rest of the street.

Grateful for any advice on this process. And are we being reasonable to object? Or a PITA? I wish they'd mentioned something to us before going ahead.

anselld

You will inevitably be seen as a PITA by the neighbour, but that should not stop you objecting if you have concerns.

Google "grounds for planning objection". Some of your points on size, overlookings, etc are valid grounds. Build access, party wall issues, etc are not valid grounds. Don't waste your time with a long list because the planners will ignore it. Stick to the valid grounds and keep it short.

What difference would it have made if they mentioned it first?

BenjiCat_2

I guess if they had mentioned it before we could have discussed our concerns with them before they put an application in. I feel it's not the best way to go about neighbourly relations either.

Yes I think you're right that we're going to be seen at PITA whatever way we go about it. But if it's going to adversely affect our property and our enjoyment of it then I would've thought that may have crossed their minds, but maybe not.

So far objectively I have:
• Loss of light to habitable rooms including kitchen, dining room and rear bedroom
• Loss of light to the garden
• Overshadowing/overbearing on our property and garden
• Visual amenity and out of character with neighbouring properties

Something that has come up, but I’m not sure if it’s applicable is the ‘terracing effect’. I believe this is where an extension is too close to the neighbouring property and should they also decide to extend then it creates problems. Not sure about the detail though?

The reason I mentioned party wall agreement is because this was coming up in my Google search when it is close to the neighbouring property and digging foundations etc.

Also do planning officers consider the look and feel of the street/area and whether others have (or rather others have not had) similar extensions when making decisions?

Cakeguts

Where are the drains? They usually run along the back of a terrace and are not individual.

BenjiCat_2

We have x2 drains in our rear garden beside our house. Drainage crossed my mind as it's a proposed pitched roof above the shared wall. Where it's so close to the boundary I can see a lot of this water running off into our garden/beside our house where it is concrete paved and is sun blocked.

Doozergirl

The terracing effect is not applicable when you already live in a terrace!

Google for your local authority's Supplementary Planning Guidance and read it. It will have the guidelines for designing extensions.

The most important rule is usually the 45 degree angle from neighbouring windows. It will usually appear in the SPG.

You can also call the named planning officer on the application. It might be better to have a chat with them first and work out which of your concerns, if any, are shared with them.

Your neighbours will see your objection and so it is really important to stick to the relevant points for the sake of neighbourly relations. That's where the planning officer is helpful. If they intend to reject it outright, for example, there's little point in lodging a complaint.

In all honesty, individual neighbours don't carry any kind of weight, it's all about the planning rules which already take into account your amenity.

Doozergirl

You'll need to speak directly to your neighbours about the planned water run off, unless you can see guttering and downpipes on the plans.

Water running off buildings isn't a thing. Building regulations dictate how rainwater is managed. It certainly won't be running onto your garden, but you don't want guttering overhanging your boundary.

BenjiCat_2

Thanks Doozergirl that's really helpful. Looking up the 45 degree angle now and the SPD!

pinkshoes

Has anyone else in the area applied for something similar and got rejected? That would give you hope that it won't get approved.

Also, how big are the gardens? Would it be over development for the plot size?

noddynoo

I think it will probably go through as it doesn't sound out of the ordinary. It is not the neighbours who set the criteria for refusal. Does it affect the neighbour on the other side and will you be overlooked. I think its very harsh to object as they may need more space and can;t afford to move

warez22

I am that person who had the two storey extension at the rear of the property and our neighbour objected to it - for pretty much the same reasons you give.

However, there was a major difference in that the planners would not allow us to go full height two storey right up to the boundary. The minimum distance we had to leave the single storey was 3 metres.

We put in the plans with that on it. Therefore all the objections the neighbour had were not applicable because we had taken them into account.

It didnt stop them objecting and it didnt bolster neighbourly relations but we did notify them every step of the way and tried to keep communication open.

Our plans did go through and the extension was built - due to the boundary consideration it doesnt adversely affect next door at all.

Are we still speaking?..... no.

Looking at it from the outside in their objection was very badly worded and planned - they didnt understand the plans and what we were doing. You, however, seem to have a better understanding and it does seem excessive.

Good luck.