DevilDamo

I suggest you speak to your Planning Consultant as you do not appear to understand the differences between PD, Full Planning, commencement dates and phasing.

If your application was validated on 5th December, your target date was only 2 days ago which isn’t actually that long to be overdue. What were the reasons both you and the architect have inundated the Planning Officer with various emails prior to the target date? If the Planning Officer leaves the Council, your application will be re-allocated to another PO. Another option could be to withdraw and re-submit. If the previous PO is still not taking on applications, yours will be allocated to another. But obviously note the clock starts again. If I was you, I’d just email the Planning team weekly for updates and just sit it out.

Again, you’re talking about starting works to a dormer that you state are PD. And I’ve said PD works do not have start dates. Irrespective if you’ve “started” any PD works, they have not been completed and it’s the “completion” of them which is the governing factor. As a side note and if you had to secure full Planning for the dormer, the works you have started on it do not constitute a material start and wouldn’t trigger the 3 year commencement condition. It’s like saying somebody has secured full Planning for a loft conversion and they think by putting the internal stair in means they have started. As the installation of an internal stair does not require Planning, it is not considered to be a material start.

The way I’m reading your post is… - You started some works on the PD dormer. - You then started some works on the formal Planning extension. - Enforcement have been round to state the dormer works are unlawful. If that is correct, are you asking why the dormer works are unlawful if you started them before the extension works?

You do realise PD works do not have start dates?

Which would be irrelevant within the Green Belt.

Although normally known as an SA or HA 😉

To be PD, you’d have to meet all the PD rules. As it sounds like you’ve already extended the max. depth, the area around the property is irrelevant.

Yes, but you will require Planning.

Are you basically saying any enclosed and attached structure requires Planning? If so, why not just apply formally?

@LiamJones No. The requirements are covered within ADB.

Which is one option.

https://www.hse.gov.uk/pubns/indg411.pdf

Was the disabled access a requirement or decision made post Planning approval? You mentioned the cladding can be dealt with. Sounds like the parapet wall can also be dealt with. Yes, there will be some disruption but it hasn’t been built in accordance with the approved drawings. Whether the builders would take the flack for that is another thing.

So you had Planning for something, built it not in accordance with the approval, tried to deal with those changes via a Variation of Condition/S73 application and that has now been refused?

You may well need to submit a Variation of Condition (Section 73) application and include samples/details of the new tiles. The determination process can take around 8 weeks and fees will also apply. However and in the first instance, get in contact with the Planning Officer and/or Listed Building Officer.

Timber stud walls can be load bearing and even more-so if they’ve been double tacked (which it sounds like yours is). You’d be better off consulting a structural engineer. You may also need permission from the developer.

Your Architect is wrong. You cannot combine PD and PP connecting extensions to achieve what you want. Your options are to build out the PD or PP extension. You can of course submit an application that combines both extensions and should that be refused, Appeal. Obviously there is a chance of the Appeal being dismissed and there are long extended time periods with that approach.

You mentioned you don’t have an approval for the complete works, but in phases. If so, why does your Architect think you have?

Are there physical stated dimensions between the existing and proposed dwellings? If not and there are only dimensions for the new dwelling and it is those that have been built to, then fine and no issue.

The only way applicants and/or agents can obtain informal advice from an LPA is via a Pre-application enquiry. I don’t know how or why that would be of any use in this situation. It’d just be another added expense and delay… not to mention the OP would need to accompany that Pre-app with drawings… which the OP is trying “very” hard to avoid. It would not take a lot of time or money to get a technician to put together some plans. Especially a technician who knows or works with the OP’s LPA a lot.

Just submit the application and see what the LPA say.

Whichever type of application you choose, you will still need to provide a location plan, block plan, existing plans/elevations and proposed plans/elevations. Both applications can take up to 8 weeks to be determined. A Householder application is cheaper than a Variation of Condition application. Take your pick.

Don’t bother with that application as when it’s in relation to Householder applications, the VoC application fee is always more. Just proceed with the preparation and submission of a Householder application.

Read the OP’s opening paragraph.