Double storey Extension idea for detached house

123ort

Hi need some help , we are trying to  seek permission  for an extension  double storey  over garage and behind
Uunfortunately  garage is very close to neighbours  house, an old extension
We have been  told we need 4 metres clearance  on first floor, which makes while extension  pointless 
Any ideas, 
On the other side there's an inset from rear neighbours  garden making a doubke  storey  extension  on that side  too close 

Section62

123ort said:

We have been  told we need 4 metres clearance  on first floor, which makes while extension  pointless 

Who told you that?  Is the neighbour on the garage side a bungalow, or a two storey house?

Is there a reason why you can't or don't want to extend on the side opposite the garage?

FreeBear

123ort said: Attaching  a Google map picture

It would be prudent to edit out the coordinates. We can pinpoint exactly where you live with those numbers.

Meanwhile. it looks like next door neighbour has had a McMansion extension done over his/her garage, so there is prior for what you are proposing.

prowla

Presumably the neighbour's doesn't have windows on your side which would then be blocked for light?

It appears that the houses to the lower-right of the aerial picture have a similar situation in-situ.

123ort

FreeBear said:

123ort said: Attaching  a Google map picture

It would be prudent to edit out the coordinates. We can pinpoint exactly where you live with those numbers.

Meanwhile. it looks like next door neighbour has had a McMansion extension done over his/her garage, so there is prior for what you are proposing.

thanks, made an error with coordinates but am unable to edit or delete it for some reason,, neighbours extension is pre 2012 i have been told 
information about 4 metres came from a local architect

123ort

Section62 said:

123ort said:

We have been  told we need 4 metres clearance  on first floor, which makes while extension  pointless 

Who told you that?  Is the neighbour on the garage side a bungalow, or a two storey house?

Is there a reason why you can't or don't want to extend on the side opposite the garage?

its a double storey house , extended over the garage but its a mirror image so their garage doesnt line with another property
they dont have any windows towards this property
4 metres thing was from a local architect who has done some work in the same estate

cw_2377

Contact your local council and the planning team should be able to offer you advice, I've found them surprisingly helpful!

Section62

123ort said:

FreeBear said:

123ort said: Attaching  a Google map picture

It would be prudent to edit out the coordinates. We can pinpoint exactly where you live with those numbers.

Meanwhile. it looks like next door neighbour has had a McMansion extension done over his/her garage, so there is prior for what you are proposing.

thanks, made an error with coordinates but am unable to edit or delete it for some reason,, neighbours extension is pre 2012 i have been told 
information about 4 metres came from a local architect

The neighbour's extension is there in the 2012 streetview images, however they didn't have a house next to them on that side - the equivalent extension for you would be on the opposite side going out into the garden.

You have some advantage as your house is built at a lower level compared to the neighbour's at number 7 - so with a hipped roof on your extension over the garage the light in their upstairs windows (if any) on the elevation facing your house shouldn't be affected too much.

The 4m thing won't be related to permitted development as that wouldn't apply for a two storey side extension.  It might be a local plan policy, but if so should probably be treated more as a guidance than an absolute rule.

If your only option was to extend above the garage then a layout similar to number 23 might possibly be acceptable to the planners - but pushing the first floor flank wall as close (i.e. less than 4m) to number 7 as the planners will let you get away with.

Personally, I think you'd get more value with an extension on the opposite side, and because of the layout of the properties you could potentially do a side extension on that side which comes forward of the existing front wall of the house (i.e. next to the hedge and public footpath) leaving you more space in the rear garden.  Usually extensions to the front are harder to get consent for, but in your case there's a possibly a good argument in favour of this position being the most suitable.

123ort

Section62 said:

123ort said:

FreeBear said:

123ort said: Attaching  a Google map picture

It would be prudent to edit out the coordinates. We can pinpoint exactly where you live with those numbers.

Meanwhile. it looks like next door neighbour has had a McMansion extension done over his/her garage, so there is prior for what you are proposing.

thanks, made an error with coordinates but am unable to edit or delete it for some reason,, neighbours extension is pre 2012 i have been told 
information about 4 metres came from a local architect

The neighbour's extension is there in the 2012 streetview images, however they didn't have a house next to them on that side - the equivalent extension for you would be on the opposite side going out into the garden.

You have some advantage as your house is built at a lower level compared to the neighbour's at number 7 - so with a hipped roof on your extension over the garage the light in their upstairs windows (if any) on the elevation facing your house shouldn't be affected too much.

The 4m thing won't be related to permitted development as that wouldn't apply for a two storey side extension.  It might be a local plan policy, but if so should probably be treated more as a guidance than an absolute rule.

If your only option was to extend above the garage then a layout similar to number 23 might possibly be acceptable to the planners - but pushing the first floor flank wall as close (i.e. less than 4m) to number 7 as the planners will let you get away with.

Personally, I think you'd get more value with an extension on the opposite side, and because of the layout of the properties you could potentially do a side extension on that side which comes forward of the existing front wall of the house (i.e. next to the hedge and public footpath) leaving you more space in the rear garden.  Usually extensions to the front are harder to get consent for, but in your case there's a possibly a good argument in favour of this position being the most suitable.

thanks a lot for such a detailed and useful information, no 12 on the same street has had a rear extension approved recently and is not 4 metres away
the neighbours wall facing this house doesnt have any windows, just on their rear
have seen two architects, one says no problem u will gett what u want, other is more cautious and sent me ruling regarding 4 metres precedent from 2018 
we would ideally look to add two bedrooms upstairs and an open plan kitchen diner at the back

123ort

Architect  seems to alao suggest  extension towards garden, which gives better space downstairs but am unsure of access to rooms upstairs as will mean knocking  lots of walls and creating a hallway or landing
Are there any sources which I can see such plans

Section62

123ort said:

Architect  seems to alao suggest  extension towards garden, which gives better space downstairs but am unsure of access to rooms upstairs as will mean knocking  lots of walls and creating a hallway or landing
Are there any sources which I can see such plans

The plans would be unique to the property - normally you talk to the architect about what you want in terms of space and lifestyle, the architect will come up with some options, and you then talk these through to come up with the best solution.

Your 'knocking lots of walls' comment makes me wonder if I've got the right property now, but if this floor plan is the correct one then as I was suggesting the opposite side extension (into the garden) allows for a large extension, no loss of total existing rooms, and only a single opening at first floor level.

Just as an example, you might be able to do something like this to add 4 rooms -

The space taken for the corridor through the existing front bedroom leaves enough for the room to still be used as a bedroom.  You might want to move the family bathroom, and think about which rooms would benefit from an ensuite.  Or maybe you want fewer but larger bedrooms?

Looking through the pictures again.... do you own the property already, or are you in the process of buying?  If the latter, have you had the survey done yet?