Mitchell14

Thanks all for the advice we’ve managed to scale down the rear to bang on 30 percent, so will put that in via planning and hope for the best. Hopeful they won’t remove PD and if not will raise the garage roof that way

Hello, long story short, I have an application in for a front double porch, extending side garage to have a gable roof to match the rest of the house (existing is flat) and a rear double. Planning officer already indicated it’s too big, so here’s my quandary. As it stands now, I have full PD rights so can get pretty much the rear how I want it, but PD for the garage will be restricted, and the double porch is a non starter (existing single porch). Could I scale back the plans, do the porch and garage which comes under the 30percent limit (greenbelt), then do the rest under PD? It feels far too obvious and I assume the council have seen this done, or attempted to be done before. I have seen they can revoke PD rights once passing an app, so the danger is I could get my double porch, garage but then no way to do the rear. Do they advise they will revoke PD before passing an app or would I only find out once it was passed or rejected? any advice would be much appreciated, thank you

Hello, this forum has been so helpful over the years but finally need some specific advice for myself. To set the scene, we are due to exchange on a house (dormer bungalow) next week, it’s the classical worst house on the best street scenario, untouched in 50 years etc - we put plans in a few weeks ago so we could hopefully get started this summer, however our local council officer has blown a hole in it. We need to try urgently find out what we can do and are probably a week away from the exchange. My architect is urgently seeking clarification from the council about what we can do, but thought a post here could help this fact finding. It’s sat in the green belt (but very built up) so she will only allow 30% / 180m3, whereas our plans are about 500m3. For context, the surrounding houses range from big to massive, and I’m confident a lot of them have done more than 30percent. Neighbour to the right has done various extensions (up and over garage + rear single storey) and our left neighbour is actually a rear neighbours back garden. I have posted the as is, and proposed front and back - we’re thinking PD might be the solution as the land around the house is big and will ensure we don’t hit the 50% limit. The new double porch on the front i think is a non starter (I know it’s not under PD), but I wondered if we could get the rest. Architect initially thoughts are: Garage we could re roof to a gable so long as it was lower than the existing ridge - aware may need to step it in towards the boundary. Would AA allow this as an alternative, or would the roof have to remain flat? Single storey rear to left can be done as within PD, and as the garage is already there it wouldn’t fall under wraparound Double storey can be done but reduced 1m to make it 3m deep - aware that the eaves may need to be dropped to the existing, but he thinks the dormer (original on house) could allow the eaves to remain as per the plans. Additional points - dormer bungalow no conservation area, no previous planning so PD rights there too We’re confident if we went in for planning for the porch and garage, they’d revoke PD so seems a non starter too Any help or advice would be most welcomed. Thank you, Cedar Cottage 2421-303 Proposed Elevations.pdf Cedar Cottage 2421-302 Proposed Elevations.pdf 24_01317_HOU-EXISTING_ELEVATIONS-7823031.pdf