Planning Permission for Single Dwelling rather than Approved Extension

[havingago]

Hello build hub,

We previously applied for and were granted planning permission for a large 2 floor side extension to a terrace house (not built yet but planning permission is valid).

Life has changed and now will be moving area for work in 2025/26 as employer relocating, son wants to stay in current area.

Initial thoughts were to sell the house with the current planning permission. Chatted with neighbour and discussed trying to get permission for a starter house instead of the extension (and they are supportive). The aim would be to sell the original house and give the starter house to my son (a lot of it will be self build). This would get him on the housing ladder and avoid having to rent.

Property has sufficient garden to allow both houses to have standard size rear garden, currently no off-street parking. With some thought we might be able to create limited parking at front of the existing and possible new build. If the existing house does not have current off road parking would I need to provide off road for both properties or just the new one?

Looked at the minimum space standards for new homes. I need to check the original plans but the approved footprint of the extension is around 5-10% under what would be needed for a new build. Might have some options for sub-dividing the original house, to get to the minimum internal floor area required or increase proposed extension footprint a little or extend into loft.

Self build was planned for the extension to the house as otherwise it was far over budget. Costs for new build application and pre advice are quite expensive so was hoping to get some thoughts on the forum please if having a footprint already approved for an extension gave any major advantage and how to approach with the planners?

Thanks 

 

[Pocster]

In my experience a planning for a garage became a house ! 😊

So it’s hard to judge I think - as all planners are not equal .

Regarding parking you should try and provide additional parking though I believe space for bike storage and vicinity to public transport could also be argued ( if favourable ! ) .

I personally would get an architect to take a look first and see what might be doable . Can you upload a site plan so it’s easier to understand the space you have .

Edited December 8 by Pocster

[Alan Ambrose]

You can only ask and it’s helpful if your previous experience was positive. Cost of planning fees is minimal compared to build cost. Get your pre-app in asap.

[havingago]

thanks both

I was quite suprised with the extension application. I was expecting them to say it was over size as it's approx 80% of the size of the existing house but they made no comment on that aspect. I drew the plans myself with help from a friend so avoided any fees and skipped the pre-advice as it was nearly the same cost as the planning application itself.
I can get a lot of self build help from experienced trades, brickie, plasterer, sparks etc at minimum costs so would be hopeful to keep build costs low.
I will add some measurements onto the site plan so I can show possible parking and upload it here. Looks like pre advice for a new dwelling is approx £500 so I will first read up on the local plan. I saw a great guide pinned on this site regarding a design and access statement that looks very useful. Any view if the imcoming changes for house building approval in 2025 will be helpful? I saw some details that if an application met with the local plan it could be approved without planning committe, not sure if that is only commercial house builders though.

[DevilDamo]

Just be aware the Planning and Building Regulation policies, rules and requirements are a lot different for a new dwelling as opposed to an extension.

[kandgmitchell]

This actually is not an unusual approach in gaining approval for an additional dwelling. Obtain planning approval for a large two storey side extension first. This establishes the mass, scale and appearance is acceptable to the planners. Then a second application to create a new dwelling from that extension potentially faces fewer objections by the planners. As  DevilDamo says, the Council will have specific policies for new dwellings which need to be considered as regards, amenity space, living space parking etc but it's worth seeing if you can get it to comply. Building Regulations are more complicated for new dwellings than extensions but then you don't get anything for nothing!

[DevilDamo]

22 hours ago, kandgmitchell said:

the Council will have specific policies for new dwellings

As well as CIL if the OP’s LPA has a policy.

[Pocster]

On 10/12/2024 at 10:20, kandgmitchell said:

This actually is not an unusual approach in gaining approval for an additional dwelling. Obtain planning approval for a large two storey side extension first. This establishes the mass, scale and appearance is acceptable to the planners

This is exactly what I did . Existing single garage into double garage . Then after many more issues - finally to a self contained dwelling .