DevilDamo

Why has it not yet been signed off?

Correct. It just means you require formal Planning and the proposal will be reviewed against Planning policies. If your LPA have policies which relate to building infront of the notional building line, then you should check those before applying.

@kandgmitchell On the assumption the LPA advise a particular change could be included on a NMA application, then the determination period and application fee are very different to that of a VoC application. Planning Officers can sometimes be helpful in that regard.

A demolition and re-build would be treated as a new structure and as that would be forward of the principal elevation of the house, it would require Planning.

If that was always the case, what would be the point of a NMA application? There isn’t a strict definition of what constitutes a non-material amendment and each LPA will review it on a case by case basis.

Not necessarily. This is why you turn to professionals to advise but even those can offer incorrect or misleading advice. If in doubt, ask… which is what you have done.

Just to note, a S73 relates to a Variation or Removal of Condition application. A S96A relates to a Non-material amendment application. The application forms asks you for the relevant information so there isn’t anything different or unusual in that respect. The application would usually be accompanied with the original/approved and new drawings so the LPA can review and compare the changes.

The only way to know is to expose it.

Can you not ask the original designer to do it? Whoever does it will have to factor in the new dormer over the garage will not look the same as the other. Primarily because where the dormer roof meets the main roof.

This is why in the majority of situations, they know how to fit windows but are not aware of the rules or requirements.

As well as CIL if the OP’s LPA has a policy.

Limited or delayed contact from any party is one of my bugbears. I’d usually chase after a week and then every other day after that. So I’d therefore suggest you follow up again after 10 days to see what’s what.

I’ve never understood why people have 2-panel bi-fold doors, which are in theory French doors. Bi-folds traditionally work with a minimum of 3 panels. I’d therefore suggest sticking with French doors or increase to 3 panels where the outer one would be on a tilt opening.

It probably doesn’t matter. A couple of other forum sections may also give you the same answers… https://forum.buildhub.org.uk/forum/29-roofing-lofts/ https://forum.buildhub.org.uk/forum/26-structural-works-foundations-demolition/

You won’t have the headroom to position a compliant staircase in that position. The new stair would have to follow the profile of the garage roof slope so would start from the rear and the final step/landing would be near the middle of the ridge. So unless you don’t mind losing some width from the garage, then that is an option.