Property extension question

Willowwer1

Hello all - happy new year! 

I have a question which I hoped you could help with. See below a rough diagram of the situation. I own the top property and the neighbour behind me wishes to extend (in red).  I hope it’s clear, but in a nutshell I’m on the corner plot and the rear of my house currently overlooks his side partially which he wants to extend. I understand the 45 degree rule relating to the side of my house, but I’m not sure how an extension which is directly behind my property will be viewed by the planners?

Single story I know I can’t have much say over, but a double makes me rather nervous - the green lines denote “living space windows”, not halls and bathrooms.

Does anyone have experience of a similar situation? 

Doozergirl

We need the picture 😬

is it single or is it double storey?  That's not clear either. 

Willowwer1

Hi - sorry but they haven’t confirmed yet so I’m trying to establish both positions in advance of any formal conversations. I also noticed the window at the rear wasn’t big enough on the original diagram. The new extension would align with my total visible space. 

princeofpounds

Lots of people have experience with a similar situation. But planning policy is on a council-by-council basis and planning decisions on a case-by-case basis.

Assuming it is not covered by permitted development, then you'll have a chance to object through the planning system. You are correct to say that there are likely some policies that may restrict what your neighbour can do. Most councils will pay attention to things like the degree rule, overlooking windows, construction near the boundary and overall 'massing' of the building. But they aren't all necessarily applied strictly. 

I suspect you would have a good chance of requiring obscured glazing on any first floor facing your living area. Beyond that, it's very hard to say - it would be very easy to take the view that the sort of floorplan your neighbour is trying to achieve is not excessive and in fact not that dissimilar to your own (I appreciate you are in a different orientation etc.). That's a subtle way of saying that you should probably accept it to some degree...

If you can, it would be a good idea to keep open and friendly channels of communication with the neighbour. It's always tough when there is an adversarial element but many objections can be addressed through good design.

You may also find it worthwhile engaging a planning consultant who is familiar with your local office, if you really want to push your case. They will know all the buttons to try pressing with regards to planning policy buzzwords. It shouldn't be too expensive as it's quite routine stuff.

Doozergirl

As above, but you will have no say on single
storey.   

Policies are far more detailed and deal with distances, which your plan does not even begin to cover.  I think you need to wait until there is a submission and come back with the scaled drawings and we can give you an idea as to what might be contentious, if anything.  

In the meantime, look at your local authority's planning website for their design guides because that is where you will find the rules that are pertinent to where you live.  Most produce a document that has diagrams and shows what is and isn't acceptable.  

Slinky

Where is south?

Willowwer1

Slinky said:

Where is south?

The rear of my house faces perfect south.