Littlemiss79

Hi all....tonight we've sent an email (our architect is going to approve it 1st) to the planning officer to request an indication of whether we were to knock down our garage (which can be seen from the road) and old utility room (combined floor space of 40sqm) and instead using this space to build the single storey on the back of the house. This way we aren't asking for additional space just moving it. Plus we would then be giving back to the green belt! As requested this was the official decision notice ....... "The proposed development would constitute inappropriate development within the Green Belt and additional harm would result from loss of openness. The harm by reason of its inappropriateness and loss of openness is not clearly outweighed by other considerations, nor have very special circumstances been demonstrated. The proposal is therefore contrary to Policy GBR1 of the East Herts District Plan 2018 and the National Planning Policy Framework"

Thank you all for your comments, we have had a good read and it's given us some thoughts. We are thinking of maybe submitting a new application asking permission to knock down the existing garage and utility room and using the floor area these took up as an addition onto the back of the house in effect creating what we originally applied for without actually asking to increase the size of our property - if that makes sense! Their refusal of our original application because of "openness" surely would then fall flat because we are removing the garage that can be seen from the road and giving back to the green belt!

Evening all I wonder if someone can advise, I am new to all this so apologies in advance for any lack of knowledge. Basically we live in a green belt area, our house has previously been extended by the previous owner. We recently submitted an application to build a single storey extension on the back of our house. I have posted a floorplan below just to give you a bit of an idea of what we wanted to achieve. Just to note our garden is land locked so actually doesn't overlook anyone and cannot be seen from public view. Currently we have a utility room that juts out from the back of the house, to the right of this is just decking and we wanted to remove this and build right across the back of the house instead. Unfortunately the Local Planners have refused saying that it ruins the "openness of the green belt" and it is disproportionate to the original size of the building (bearing in mind that it was previously extended) so the new proposed extension would take the house to 117%. They also took into account a garage that is separate from our house and used this as part of the 117%. At the moment our choices as laid out by our architects are that we could go for PD up to 3 metres or prior notification up to 6m both being on the back of the original building (side where the kitchen/breakfast room is). The 3 metre isn't an option for us as the space it would provide isn't really sufficient. My husband is wondering if we were to remove the garage (this is 25sqm in size and is viewable from the road) and give back to the "openness" of the green belt what are the chances of the local planners letting us 'use' this space to add on to the back of the house? Has anyone done this before and been successful? Would really appreciate any feedback, whether on what I have asked above or even if anyone has any other ideas of what we might be able to do to achieve this space? Thank you.