DevilDamo

I will not even assume you are relying on an unofficial third party website as your source of correct information on the Planning and Building Regulations rules and regulations 🤔

Nothing to do with Planning.

Because it’s within 2m of the boundary and would exceed 2.5m in height. PD doesn’t also allow you to build onto or above a neighbours wall which may form the boundary.

As @Temp mentioned, no requirement under Planning. Sounds like an exempt structure under Building Regulations and that would apply to everything in it.

Houses have their own PD rights. You’d need to check the formal Decision Notice as to what restrictions there may be and potentially removal of PD rights.

There is no PD fallback position so you have no choice but to apply for Planning. Tbh, I can see and agree with the LPA’s decision. It makes it worse that it’s attached to the neighbours’ garage.

You may need Planning and Building Regulations… https://www.planningportal.co.uk/permission/common-projects/doors-and-windows/planning-permission https://www.planningportal.co.uk/permission/common-projects/doors-and-windows/building-regulations

It would be the submission date of the Initial Notice. Your property would have needed to meet the old regulations.

If the total height of the raised patio and decking exceed 30cm (when measured at the highest ground level next to the structure), you will require Planning.

How did you arrive at that figure?

Why can’t you use the attic/roof space of the proposed garage? Or if you want something at ground floor level, you could introduce a log store type element to the side or rear like this. Obviously you could enclose it for security purposes.

I’d suggest you creating a new post and include some drawings and photos.

If you’re not going to use Kingspan or an equivalent product within a 100mm cavity, then your only other options are to add additional insulation externally or internally. Both have their pro’s and con’s and by the time you weigh up those options, it may take you back to wanting to use Kingspan. This is one of the downsides in not using an architectural designer from the outset. Any reason why you chose to bypass an AD as well as an engineer?

The new driveway and porch would ultimately result in some excavations and reduced level digs. So in Planning terms, it would be deemed as development and you cannot therefore commence work on those elements without formally discharging the relevant conditions. If however there was a PD fallback position for the driveway and porch, then you could argue those elements can be carried out without formally notifying the Council and therefore without any gas remediation information. Information requested that forms part of a condition has to go through a formal determination process, which will include an application form, fee and determination period of up to 8 weeks. You cannot bypass that formal process.

Any works you carry out that would require Planning would usually be considered as development. Otherwise, you could just say the external changes can be done via PD. And the majority of internal changes do not require Planning either. Prior to commencement, you need to submit and receive approval for the information relating to Part 1. Prior to occupation/completion, you need to submit and receive approval for the information relating to Part 2. You therefore have to approach and deal with them in chronological order.

Do you “need” a triple garage? Can you not make do with a nicer designer double garage or carport that would therefore be a similar size and height as the existing? If you went for an open fronted garage, then you could achieve something like this. But note they would condition the approval that it could not be fully enclosed so you may want to include doors for the submission so you have option of having them or not.

The principal elevation would be the elevation facing the road, i.e. the west. What’s stopping your from trying to secure Planning? You could use the floor area and volume of the existing as a trade off towards the new. Then providing the external materials are in keeping, then it should not be a massive issue. Or perhaps consider a carport? Are there any nearby trees to contend with?

LPA’s amongst other things are there to protect the heritage of the conservation area. Surely you were aware of the site restrictions when you purchased the property? Or did the agents caveat any development options with “subject to Planning permission”? Count yourself lucky you’re not also dealing with a listed building.

Any outbuildings to the side of properties (which this would be) within a Conservation Area require Planning.

Not sure about a set time but it should be matter of days, maybe a few weeks as opposed to months. It would be issued by the appointed Building Control authority/company.

Are you within a Conservation Area then? If so, your proposed garage will require Planning. Edit: Should have read the topic title better. As I mentioned, you will require Planning.

It is not and should not down as to which elevation a window is located. It would be more down to if the side window is also a primary window as there are many dual aspect rooms, which have windows to the front/rear and side. But it sounds like you’re referring to a primary side elevation window, which serves a Bedroom. Is your house also a bungalow or two storey?

I agree with @joe90. You (the OP) are aggravated and disagree with the LPA’s determination and you also disagree with a lot of the comments made by BH members. Because of that, Appeal as it’s your only chance in retaining the boundary treatment.

But you do not require Planning for a hedge and nor can the LPA enforce its retention. If you were to offer to plant trees and have TPO’s on them, then that’s slightly different. But it’s also an avenue that could cause you more issues in the future.