DevilDamo

Why does that make a difference? A slate or tile hung dormer is a wall and that’s not brick. @JohnMarsden It would be treated as a wall.

Does your LPA have policies or guidance when building first floor side elements up to the boundary? Btw, something isn’t quite right here as the rear elevation appears to show the ridge lines lining through, but this side elevation does not.

@Skoot3D I cannot see why not.

Maybe yes, maybe no. How many other detached properties within small boundaries are there in the vicinity?

They will acknowledge the potential reduced room size as a result of upgrading external walls.

If the existing thermal elements do not meet the threshold values, then they should be upgraded to meet the improved values. Should the upgrade works result in the floor space being quite substantially compromised, then a lesser provision/standard can be applied to the best you can.

@garrymartin This is not my post so is not my project. The photo clearly shows it is within 2m of the boundary. The post mentions an (external) floor area/slab of 21sq.m so the internal area will be more than 15sq.m and it’s within 1m of the boundary. So you don’t really “need” to re-quote me.

You’re limited to an overall height above ground level of 2.5m. Anything more, then you require Planning. If you’re wanting or needing an internal height of 2.4m, you’re going to need Planning. The height doesn’t have anything to do with Building Regulations. To keep it BR exempt, it will need to be constructed substantially of non-combustible materials. Otherwise, you will require BR’s.

Example attached.

@Skoot3D Technically yes but to dot the i’s and cross the t’s, you should look into submitting a Variation of Condition (Section 73) application as the resultant build will not look like the originally approved drawings.

Your best bet would be no. 2. Amendments to red line boundaries would usually warrant a new application.

@phykell What’s wrong in submitting a Householder application? That’ll be a lot quicker than going through the Appeal process.

Not necessarily as you’ve now removed an element of the original building. PD wouldn’t allow demolition in that situation.

@Temp It’s literally this and the OP’s proposal does not comply with part iii.

See if you can find examples of approved outbuildings via a Householder application and refer to the Officers Report for inspiration.

@LaurenJ That would be a waste of time as the LPA will confirm it isn’t Lawful, i.e. Permitted Development. As mentioned, speak to professionals on the Planning Geek Facebook group. They will advise and confirm if it’s PD or not, without any fee or timescales.

@bassanclan For somebody who advises and does this for a living, I’m afraid you are incorrect. The extension would infill the gap between a rear and side wall so the rules for rear and side extensions come into play. If you want clarification on that, then ask the question on the Planning Geek Facebook group. Also Page 27 states those extensions are not PD. So I’m not sure how that helps to back up your thought process.

@bassanclan https://assets.publishing.service.gov.uk/media/5d77afc8e5274a27cdb2c9e9/190910_Tech_Guide_for_publishing.pdf (Page 23).

@LaurenJ If you’re adamant in wanting to go down the PD route, you have two options. The width of the extension has to be reduced by approx. half (so it isn’t flush with the right hand side wall). Or you leave a gap between the garage and extension. The latter would then solely be treated as a rear extension without any additional “side extension” PD rules or requirements. If you want this confirmed or clarified, join the “Planning Geek” Facebook group of which the majority of contributors are Planning Consultants.

@bassanclan You will also note those individual extensions are not greater than half the width of the house, which is why they comply.

It also comes off a side wall and the width is more than half the width of the house. Therefore, not PD.

You would require Planning.

Engage an Architectural Designer to produce the proposed drawings along with a basic (for now) specification and the have it costed by a QS.

Yes, contractor. But the client does also have their own responsibilities making sure those who are appointed are competent.