DevilDamo

The 1m gap is down to your LPA’s policies. Policies only kick in for non-PD works. The PWA doesn’t have anything to do with Planning. If you’re excavating within 3m of a neighbouring building and the foundations will be deeper than those to your neighbours, you will be required to serve a Party Wall Notice. It doesn’t matter where the extension is located. Those that require Planning are checked against policies. Those that do not comply will be refused.

Will the two storey part be that outlined in green? Or will it now also include the single storey rear element to the back of the two storey extension?

Yes, it is sensible. But when space is already at a premium, maximising your internal usable space will be the number one priority.

Sort the prior approval works out first and then apply for planning for a part single and part two storey side extension. Or… wait until the consultation finishes on the PD changes to see if wrap around extensions will be permitted (as initially outlined in the changes).

Which authority as each will have their own guidelines?

@scottishjohn What was their issue? And I assume you’re referring to a single storey side extension?

The ground area is the external footprint (of the walls that meet the ground).

@BigBub The front of a house is not always the principle elevation. In the OP’s case, the garage footprint remains and the proposed development is to the rear. Hence it being a rear and side extension.

That’s right. And only a “similar” detail is used at door thresholds.

No Planning, BR’s or requirements under the PWA give you that access. It’s something that should have been considered at design stage.

Because you cannot extend off an original rear wall by more than 8m without Planning.

Planning would not have any issues in terms of overlooking. Depending on how close the neighbour is to the boundary, there may be issues in terms of overbearing, loss of daylight, etc… But I seem to remember you mentioning that the nearest and impacted neighbour is quite a way away. Because you don’t have a PD fallback position, then you’re in the Planners hands. If the proposed window exceeds 1sq.m, then that is likely to be an issue with Building Regulations. But you could get round that by installing fire resisting glass and have the window non opening.

Planning is always external.

What does the Planning Officers’ report say as that would go into the decision making process in more detail? Did the neighbour have a potential PD fallback position?

Is this to a bungalow? If not, then the roof enlargement would normally be covered under Class B (Page 33)… https://assets.publishing.service.gov.uk/media/5d77afc8e5274a27cdb2c9e9/190910_Tech_Guide_for_publishing.pdf Do check there are no PD restrictions for the original extension.

It’s the ground floor footprint and therefore excludes the overhang. But be careful to not start getting yourself into the verandah territory. How deep is the proposed overhang?

Each LPA have different rules on angle lines. What does it say in relation to single storey extensions?

If the part you’re removing is not load bearing, then crack on. If in doubt, ask (a structural engineer).

That was removed on 6th December.

Not an option as the extension would need to be limited to 8m. The OP requires Planning.

No help to the OP as the proposals require Planning.

Where have you seen it extends beyond the wall, which is considered a principle elevation?

Incorrect. An extension that is positioned to infill area bounded by a side wall and rear wall (attached or not) would need to meet the PD requirements for a side and rear extension. The OP fails to meet the PD criteria so whoever advised them that the works are not PD is correct.

On what basis does it require Planning? If you do require Planning, you have two options… - Stop works, wait to receive Planning and then re-commence the works; or - Submit an application and proceed with the works at risk. Worst case, you would be told to stop and the works undone.

The 3 years is a Planning condition and is from the date of the approval. So you have to start “within” 3 years and not on the 3rd year date. You don’t need to send anything to the Council in order to confirm commencement. Just document it with photos, etc…