Gerhardt

This is exactly the type of person I like to deal with, a true craftsmen. The builder I have used for the last 10 years has never spent a penny on advertising, doesn't have a website and is untraceable on the net but has never been without a project!

Surrey.

Can anyone recommend a supplier/carpenter that you have used before to produce/supply a solid oak front pivot door. I have obtained a quote from one company that seems to pop up everywhere on the internet but is about 10k for a door fitting a structural opening of 1200 by 2100. ?

Yes I have, similar to how we initially spoke about the rear protrusion and it unfortunately did not go their way with their approach. So to gather any additional knowledge or experience of someone who has done something similar surely can do no harm.

We used Arbtech and I found them to be cheaper and more efficient than most other companies I spoke to. Tbh you should not only look at the "now" cost, you should base your planning around the total cost up to and including the potential license stage, what I found with some companies was that certain elements of the process was much cheaper than others but if it did progress to the next stage of the process they ten fold made up what they missed out on in prior stages. You can get different ecologists for different stages of the process. Also make sure you get this booked in ASAP as the surveys have to be done from May to September and May tends to be very busy as everyone wants to get it all done within the season and you also need good weather for the surveys, ours were postponed on a number of occasions due to the weather.

Baby steps.... but we now have three quarters of the back extension approved. As briefly touched on in a previous posts, this was ok to be more than half of the width of the house as we did not attach to the rear protrusion or "side wall" as it is defined by planning laws. We have two more applications awaiting approval, one for the same scheme that got refused but with additional justification citing planning previous planning appeals and a second for a 45sqm garden room. If the scheme is implemented we will end up something looking like below, existing conservatory attached to the rear protrusion is marked in blue - My understanding about the next steps is as follow, we will now submit a HH application trading the PD approved space and the conservatory to blend this all into one extension. We have already obtained planning for a 44% uplift on the first floor, how would the new application be assessed? We are happy to give up PD rights for this class of works but it is probably also worth noting that we intend to do a balcony on the back extension roof(we are completely screened off from neighbors), so wouldn't want do that if a balcony application requires that specific class of PD rights we give up. Any wisdom anyone can part with about a similar set up or previous experience would be greatly appreciated.

I don't want to scare you but I wouldn't bank on it that you only need a preliminary assessment, we had to do the preliminary assessment last year in Surrey as well and even though there were no evidence found of bats using the roof, the ecologist recommended three further surveys as there were potential for roosts. Three was later revised down to two after discussions with the architect. So we ended up doing a further two surveys, one dusk and one dawn, fortunately they couldn't find any using the roof to roost but apparently they could hear them foraging in the trees...

I think I know the answer but hoping there is some loophole or some more info that I am unaware off. We are converting a chalet bungalow into a house(well almost). We are replacing 95% of the structure, literally only keeping 10m of the 18m font wall of the property, everything else gets ripped out and will be rebuilt. Any scope for wangling new build VAT relief.

No neighboring gardens, it is 1.8acres and fully screened but from what you say it sounds like to be compliant best would be to try and level out, might be tricky though as i got a number of large pines on the higher end and the intension was to wrap the deck around the pines... I guess if the height above current ground level exceeds 300mm I can always fill up the side and create a new the slope away from the actual deck?

You want to read the attached case law. Very relevant to your question. Tandridge.pdf

I am looking at putting in some decking for an outdoor kitchen area. The garden slopes quite a bit and the drop is roughly 500mm. One of the criteria to qualify under permitted development is that it is not raised more than 300mm from the ground but where does this measurement gets taken from? Do you measure from the left or right on the diagram below(green line indicates slope)?

Thanks for all the comments on this post and don't want to offend anyone but it was never created to end up in a debate about the garage, but rather about what the LPO refused our PD application on. I am sure if they were of the unlikely view that the "garage" was indeed a side extension they would have refused the application on that basis as well. I have had two planning consultants on site and a number of architects before putting a design team together an no one was of the view that it is not part of the original house. My original post was in relation to the dining room protrusion for which I now have clarity on. Have a great Christmas all and I will update on the outcome once we have resolved the issues.

As mentioned in my previous post, it is original as we have the drawings on the house from when it was built in 1949. It was an original attached garage that got converted into the study.

Nope, that is original as per drawings of when the house was built in 1949

I have spoken to the planning consultant I had out in March just after we bought the house and as long as we don't attach with emphasis on attach, to the rear protrusion it is not a side extension but classed as a rear extension and then width of the extension restriction falls away as that is only applicable to side extensions.

? Why would you say that?

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Me neither, wish the planning office thought that as well. I don’t think the law was ever intended for this house to not be extended under that specific PD laws but unfortunately that is what we now have to overcome ???

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This is more what I want this conversation to focus on, i got one of the big planning consultant companies to asses this before we bought the house and he was op the opinion that there are ways around this similar to how you have sketched it up. The architect mentioned something similar although everything I read up online this weekend indicates something different, I.e only half the width of the original house, hence my question to see if anyone has done something similar to overcome this situation. I will post the planning consultant’s report tomorrow when I log on for work. Hope your kids are ok and that is a false alarm.

Never said it does that is why I excluded that from the original floorplan posted.

That is not “original” and is the little area on the proposed plans called display/bar area.

Also we can’t do a planning application for the back extension as we have used the 30% we are allowed to with the planning application we did to increase the roof space.

Thanks for your reply, I did say it was a COL application in my original post and I also did say I am not disputing their reasons for refusal which after this weekend of research I could become a planning officer myself ? what I asked for is if anyone knows of anything creative around this bump in the road, something like a trade off or something like not attaching to the “side wall” The architect is of the opinion that we can extend 300mm from the side wall to the furthest end of the extension under PD, then submit a COL application for a very large garden room and use that as a trade off to do the infill where the conservatory currently is.

And here is a photo of the back of the house as is.