Must I leave side access to the garden for the upstairs flat?

AdrianC

Everybody's focussing on what planning will or won't say (we have no idea, because it'll depend on so many other things), and whether there's any legal requirement (of course there isn't).

Nobody's suggested you consider how it might affect saleability of the flats, or how any shared garden would be managed.

M_Python

Can't you just phone the LA Planning Office and ask them?

Sajmir

Retired_Mortgage_Adviser wrote: »

You could go on the local planning portal website yourself and check out application for similar conversions over the past few years.

That should give you a better idea of the things the council looks for.

I have looked up as many as I could find with the relevant keywords. Other than my neighbour which I have recently mentioned, none of the others had any drawings regarding this. This is mainly because majority did not require a side extension or they had an existing side access.

eddddy wrote: »

I would have thought that even the most inexperienced architect would know about getting pre-application advice from a local planning authority.

It's likely to cost a few hundred pounds, but that could save thousands of pounds worth of re-doing plans etc.

(Are they really an 'architect', or just somebody who is drawing up some plans for you? FWIW, 'Architect' is a protected title. It's illegal to call yourself an Architect, if you're not qualified.)

He is ARB registered and works in accordance with RIBA procedures. He also as a registered limited company on the companies house which includes the term 'architect'.

M_Python wrote: »

Can't you just phone the LA Planning Office and ask them?

That will be my next plan of action. Not sure how precise they will be in their answers.

AlexMac

Before getting into Planning issues, consider your market. My personal view is that it's a waste of time giving an upper flat access to the garden, as in practice, the residents won't trek their lounger/ gardening tools/ play equipment/ BBQ etc down a flight of stairs, round the side and past the front half of the garden into "their" bit, and the downstairs owner/tenant will resent the intrusion,.

And as regards Palnning - as others have said, that's what you are paying your expert advisor / architect to do.

My local authority has lots of helpful guidance available online- a quick google of yours reveals it does too;

For example, chapter 9 of Watford's "Residential Design Guide" at

file:///C:/Users/User/Downloads/RDG_SEPT2016_FINAL.pdf

says the folowing about your kind of proposal

9.1 "Any conversion must not detract from the existing character of the site and the surrounding area. To ensure that the existing character of the building being converted is maintained, proposals for conversions will need to ensure that a single entrance door is maintained. Entrances to the individual units should be located behind the main entrance.

9.2 The internal layout of development should be designed to ensure privacy and minimise noise and disturbance to neighbours adjacent, below and above a dwelling. This can be achieved by the vertical stacking of similar rooms. For example: in a 2 storey building, the living room in Flat 2 should be placed above the living room in Flat 1 and similarly the bedroom over bedroom (see image 29)

9.3 Detailed policy relating to residential conversions is included in Policy HS7 in the draft Local Plan: Development Management Policies DPD.

9.4 Any proposed conversion should be in line with the guidance contained in the previous sections of the Residential Design Guide. Particular note should be made of the guidance in: 7.2.15-21 (Vehicular and Cycle Parking), 7.3.5-9 (Internal Space Standards), 7.3.10-11 (Private Garden Space Standards), 7.3.26-27 (Waste Storage and Recycling). (end quote)

That took me two minutes to find, cut and paste. I can't be bothered digging up the other Key policy documents it refers to - specifically in respect of gardens. But even if you can't find it, and if the Planners won't give detailed advice on the phone (maybe preferring a formal application for "Pre-Planning advice " at a fee, they will tell you where you can see all this guidance.

But as others hint, can't your Architect use google or read?

Slithery

AlexMac wrote: »

My personal view is that it's a waste of time giving an upper flat access to the garden

Which is why the OP wants to give it to the ground floor...

SmashedAvacado

They will want somewhere to keep their bin. Presumably that can be at the front.

katejo

AlexMac wrote: »

Before getting into Planning issues, consider your market. My personal view is that it's a waste of time giving an upper flat access to the garden, as in practice, the residents won't trek their lounger/ gardening tools/ play equipment/ BBQ etc down a flight of stairs, round the side and past the front half of the garden into "their" bit, and the downstairs owner/tenant will resent the intrusion,.

And as regards Palnning - as others have said, that's what you are paying your expert advisor / architect to do.

My local authority has lots of helpful guidance available online- a quick google of yours reveals it does too;

For example, chapter 9 of Watford's "Residential Design Guide" at

file:///C:/Users/User/Downloads/RDG_SEPT2016_FINAL.pdf

says the folowing about your kind of proposal

9.1 "Any conversion must not detract from the existing character of the site and the surrounding area. To ensure that the existing character of the building being converted is maintained, proposals for conversions will need to ensure that a single entrance door is maintained. Entrances to the individual units should be located behind the main entrance.

9.2 The internal layout of development should be designed to ensure privacy and minimise noise and disturbance to neighbours adjacent, below and above a dwelling. This can be achieved by the vertical stacking of similar rooms. For example: in a 2 storey building, the living room in Flat 2 should be placed above the living room in Flat 1 and similarly the bedroom over bedroom (see image 29)

9.3 Detailed policy relating to residential conversions is included in Policy HS7 in the draft Local Plan: Development Management Policies DPD.

9.4 Any proposed conversion should be in line with the guidance contained in the previous sections of the Residential Design Guide. Particular note should be made of the guidance in: 7.2.15-21 (Vehicular and Cycle Parking), 7.3.5-9 (Internal Space Standards), 7.3.10-11 (Private Garden Space Standards), 7.3.26-27 (Waste Storage and Recycling). (end quote)

That took me two minutes to find, cut and paste. I can't be bothered digging up the other Key policy documents it refers to - specifically in respect of gardens. But even if you can't find it, and if the Planners won't give detailed advice on the phone (maybe preferring a formal application for "Pre-Planning advice " at a fee, they will tell you where you can see all this guidance.

But as others hint, can't your Architect use google or read?

Why a waste of time giving the upstairs flat garden access? My first purchase shared the garden with the ground floor flat. I would never have bought it without that.