Ready for a renovation of a 1960's bungalow....PD options!?

[Matt Davey]

Hi all

 

We are keen forum readers on just about every topic for every purchase we make and contribute where we can. As we are just about to embark on our second major house renovation, we feel we could do with a little more peer support so joined you in this community so a hello from us!

 

Also, we have an immediate issue which we go around and around in circles over and that's permitted development rights and prospects for our bungalow and the inter-relationship with side and rear extensions that we plan to do. We read the 50 page document Permitted development rights for householders - Technical Guidance and think one way and on another read we crack something else and then doubt ourselves of what we thought we already knew.

 

Our main question below relates to whether the rear extension we plan to seek to do under PD rights can cover the whole rear of the bungalow. We include a drawing to show layout and the proposal.

1. Our existing detached bungalow is generous in it's width (over 19mtrs) and we benefit from no near boundary or near neighbours in an acre plot. It's orientation to the road and our principle elevation means we can hopefully capitalise on it's orientation. It's rear is south facing towards the view.

 

• We understand that a side extension (which we show on our drawing as 'B') can be single storey and up to half the width of the dwelling (4 mtrs max. height). We've shown 'B' as being therefore 9 mtrs to maximise that half width and also made it as deep as the existing dwelling (happens to be 8mtrs). 
• We'd also like to complete a rear extension, shown as 'A' and though we realise we could gain up to 8 mtrs in depth (providing we do the neighbour consultation) we have for neatness sake only taken it out as far as the existing rear section. Rear extension guidance doesn't appear to limited to half width provision like side extensions do. Is that correct?
• In our example, proposed extensions 'A' and 'B' don't join. They're separated by the original dwelling-house existing stepped out section (the 3500x3100mm part shown also in blue). This was not a previous extension (i.e. it is the original dwelling despite appearances) so we understand doesn't need to be deducted from our PD allowance.

 

However, we wonder that as the stepped out section has both a rear wall and a side wall, will 'A' rear extension be curtailed to forming part of the whole calculation for half width, if we also build 'B'?

 

The closest example that matches our floorplan in the document aforementioned is on page 28 (see also attached), which shows it is ok for PD rights as 'A' and 'B' do not join. That example would appear to suggest the total width is greater that half, whereas earlier examples in that document show that if these were to join, the total of them cannot exceed half width? 

 

2. Another curiosity is whether 'A' and 'B' have to been constructed at distinct and separate times for PD? Is that right and if so, how great a pause in-between builds is required? This seems odd to us.

 

3. There is also the prospect of making 'A' deeper, coming out by either the balance of 4mtrs (so 900mm) and carrying along the whole back wall or if we want to go full steam ahead, the 8mtrs with neighbourhood consultation?

• We understand that no more than 50% of the curtilage can be built on, including the original dwelling-house in that area, but with 1 acre that's an issue for us. However, we've read conflicting issues over whether you can only extend by a percentage of your total area of the dwelling-house. Our proposal could end up being over 50%, particularly if we make 'A' deeper. Is there anything like this please which limits how big we can go?
• We're also aware of the over 100sqm issue for CIL purposes, but that's the only square meter aspect we've read about.

 

We're attempting to construct what we can under PD rights. Saying that, if planning permission gives us a better house ultimately, we're not closed to this route. It may be, that as we're currently pebble-dash with ugly red concrete roof tiles and double glazing which we'd want to replace (with bi-fold and picture windows within the new extensions facing the view) that we will not be able to complete the build effectively enough under PD, so are prevented when looking at those class matters too.

 

Anyone who is interested in this area and puzzle and wishes to help answer this would be very welcome....Thank you!

 

Edited July 8, 2020 by Matt Davey

[the_r_sole]

why the fascination with Permitted Development?

Design what you want, and see if it fits within PD, not the other way around, the cost of a planning application is nothing if it gives you a much better house

[joe90]

As someone just over the border in Devon (and had planning problems) Cornwall have a reputation fir being easy to get planning permission (relatively).

[Matt Davey]

Thanks both - unfortunately we have found the opposite ref planning approvals in our area. Our bungalow is relatively rural and what few properties there are nearby have all tried and failed for planning permissions in the past (although admittedly nothing exactly the same as our plans).

 

Also, the extensions shown in our sketch are indeed what we wish to build, hence looking to get some clarification on whether or not this can be done under PD. Designing something requiring planning permissions will put us at the mercy of the planners and the full suite of planning rules, but PD could not be contested and as such would be our preference. Hence seeking some expert interpretation of the parameters.

Edited July 8, 2020 by Matt Davey

[joe90]

17 minutes ago, Matt Davey said:

and what few properties there are nearby have all tried and failed for planning permissions in the past

fair point. From my little knowledge of permitted development I think you will be ok with you’re proposal but someone with more knowledge than me will be along shortly. You are not the first to find conflicting regs regarding planning or building regulations .

[MikeGrahamT21]

I'm sure i read somewhere planning permission was to be relaxed very soon/or maybe already, as part of the Covid recovery plan from the government??

[joe90]

I think it all boils down to whether you will end up with what you want under permitted development or it’s a compromise too far.