Information on plans

morgan98

Thoughts about plans 

ComicGeek

Rights to light isn't a planning issue, but it is still something that can be used to prevent/amend the proposed development post planning, or use to get financial compensation. However there are very particular tests for this, and you would need a specialist rights to light surveyor to talk you through this - can be very expensive and difficult to get an injunction.

However, impacts on sunlight and daylight within your house (and sunlight within the garden) should still be considered as part of the planning application. Something 6m in the location shown will undoubtedly have a significant impact on daylight levels within your house, and may also prevent any winter sun at ground floor level (depending on what the boundary treatment currently is).

So your argument can be that the proposal, by virtue of its bulk and massing, would adversely affect your residential amenity through loss of daylight, sunlight and its overbearing presence. The applicant should be producing a detailed daylight/sunlight impact assessment to prove that it doesn't signficantly impact you.

bouicca21

It’s worth reading up on the local council’s website to see what their policies are and tailor objections round those.

ProDave

Definitely object to the planning application.  The objection should focus on planning issues like the garage is in front of the building line of the street. There looks to be insufficient room to park a car in front of it while you open the doors etc.  The garage is out of scale for a domestic garage, particularly the height and incongruous to the street scene.

Not much you can do about the permitted development rear extension.  But in BOTH cases you need to appoint a party wall surveyor which will be at the neighbours cost to look after your interests mainly on a technical level to ensure it does not damage your house or it's foundations.

morgan98

Thanks every one. Can I not object to the permitted rear development as its over 4M in a dettached house? I read somewhere that once 4M is exceeded, it needs prior approval from affected neighbours? Having just re measured the plans, it appears the rear extension is 6M not 5M as I first thought!
Thanks

andy444

It's hard to give detailed objections for the proposed design without knowing the wider context of the site and how the extensions will actually look like but say stuff like this:
- the proposed development does not fit in with the overall street scene of the residential road.
- loss of sunlight, particularly during winter (when the sun is lower in the sky). 
- approval of this design may set a problematic precedent for future proposals in the immediate area and thus worsen the general character of the suburban vicinity.
- the building work required will likely require contractors vehicles to park on the street and the construction work will cause a public nuisance and consequently detrimentally affect the right of local residents to quiet enjoyment.

Norman_Castle

Presumably the 6m height will be to the top of the roof apex so lower where it borders your property, still a large building though. They have the option of a flat roof or minimum slope which would be less intrusive for you.

ic

morgan98 said:

Hi,

I’ve received official notification that our next door neighbour has submitted plans to build a double garage along almost the full length of our front boundary line and add a permitted development extension along our entire rear boundary line.  I’ve just seen the plans I wonder if someone could offer advice on the best way to object and grounds for objecting. I’ve added the points below and attached a diagram
The new double garage 6M wide and 6M high!! is to replace most of the fence along our front boundary line.  Our house is only 7M so it’s nearly as big as our house.
The house next door is massive so proportionally, it doesnt look that big from a footprint point of view. However our house is a lot smaller.
Its in an easterly direction so I would imagine it would block our sun in the morning, however its not directly into any window as the closest facing "room" is our integrated garage. However, we plan to make this into a habitable room so there would effectively be a 6M building along out boundary line (we haven’t submitted a planning application on this yet). All houses are different in our street and some have garages at the front so a precedent has been set that garages can be given planning however they tend to be on west facing walls so they block the owners light rather than the neighbours light.
They also plan to build a 5M length extension (under permitted devpt) along the boundary of our entire rear garden as well which is going to be 3M high - again blocking more light. So in essence our whole front and back garden boundary will be a massive wall at least 3M high and up to 6M at the front. The neighbours did let us know but didn’t mention the scale of what I’ve now seen on the council planning website
I understand that the right to light issue isn’t an eligible reason to object. Can anyone suggest a valid objectionable reason except that its excessively large and will block our light? I’m not against extending houses but this we're seeing a combined 11M erected along our boundaries. Any help would be appreciated.

We're quite old and dont want to move so thats not really an option.

Many Thanks

You might plan to convert your garage, but you haven't - nor do you have any firm plans in place?  You can't block something because you might do something later - your garage is a garage, and your neighbours would like to put a garage next to it.

You don't explain what the roof construction of the garage is - hip, pitch, flat?  How high are the eaves at the boundary?  Which way will the doors from the garage point?  I'm presuming to the east, rather than north towards the road?  Is the ridge height of the garage 6m, or is 6m reached via something ornamental like a weather vane crowning the garage roof?

You can't object to permitted development, as by its nature its permitted - they can simply crack on and needn't have applied.  However there are rules that must be followed for it to be permitted - they're all listed here: https://www.planningportal.co.uk/permission/common-projects/extensions/planning-permission.  The fact you've learned about the rear extension as part of the planning application makes it sound like they're applying for planning permission to build both the garage and rear extension.

morgan98

Hi, 
The plans for our garage are under permitted development so we dont need planning for this (sorry - I wasnt clear about this above) so its happening, although work hasnt started although the next dorr garage as seen in the diagram sits well in front of our front building line. The garage roof is pitched so the apex is 6M and doors open towards the east. The eaves are 3M with the roof rising another 3M to the 6M apex. There is ample room on the otherside of their property which borders a road so would be preferable - although presumably this would block their light which they wouldnt want...

BikingBud

How much  has the house changed since original build?

See:https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/830643/190910_Tech_Guide_for_publishing.pdf

As I understand the area of the permitted development and the extension may only be allowed up to 50% of the original curtilage. 

"The 50% limit covers all buildings so will include existing and proposed outbuildings as well as any existing or proposed new extensions to a house. It will exclude the area covered by the original house but will include any later extensions or any separate detached buildings, even where they were built prior to 1948, or if the house was built after that date, built when the house itself was built (for example a detached garage or garden shed)."

Also:  "A single-storey extension must not extend beyond the rear of the original house by more than 4 metres if a detached house, or by more than 3 metres in any other case. In both cases, the total height of the extension must not be more than 4 metres. The rear wall or walls of a house will be those which are directly opposite the front of the house."

nyermen

Doesnt sound like just a garage at the front if its really 6m (depending on what that is measuring).  Upstairs room as well perhaps?