Planning permission for a single storey house on a long thin site

[graham-l]

Hi, i would like to build a new bungalow in wales but an unable to find information about maximum pitched roof and eaves height - it's all about extensions and permitted development. Counties are ceredigion or Pembrokeshire.

 

Please advise

 

Graham

[DevilDamo]

Traditionally, eaves would be a minimum of 2250mm above ground level (2100mm above DPC) and a minimum roof angle of 35 degrees. But there is a lot more to the design than that. It sounds like you will need to engage an architectural designer. 

[graham-l]

Thanks Devil Damo, I am trying to understand any legal limits - it should be simple, but google is not my friend this time.

In plain language, is an eaves height of 3m or 3.5m legal in planning permission terms and with what provenance please

[Conor]

I don't think there are any set limits or ranges. It all depends on local context, and local policy. We set our ridge height slightly lower (150mm lower!) than that of the nearest house.

[DevilDamo]

9 hours ago, graham-l said:

is an eaves height of 3m or 3.5m legal in planning permission terms

It depends upon the overall design and character of the property along with the local area. If you’re having flat ceilings internally, those eaves heights will provide you with internal ceiling heights of around 3.15-3.65m.

[graham-l]

Thanks again, The reason I was asking was for the approx 600mm of a park lodge  chassis and whether an eaves height rule would prevent this.

 

I think I am understanding from your helpful replies is 'it's all local' with no specific national rules.

 

Graham

[ProDave]

If you are building this as a "caravan" on a park home chassis, then a different set of rules apply to the dimensions of a "caravan" and those don't specify a maximum eaves height.  They specify maximum overall dimensions and a maximum internal ceiling height of 3 metres and only single storey but no eaves or ridge height specifications.

 

A "caravan" is also mostly exempt from building regulation.

 

A "caravan" does not actually need to be on wheels, it must be transportable and lifting it with a crane onto a low loader qualifies for that so it need not be that high off the ground.

 

For a self build you almost certainly will not be able to reclaim the VAT if building a caravan.

[kandgmitchell]

34 minutes ago, graham-l said:

I think I am understanding from your helpful replies is 'it's all local' with no specific national rules.

Absolutely - there are no specific limits set out for any of this. You will find that each planning authority will have a local plan which may include policies with general requirements such as "respecting local context etc" or they may delegate slightly more detailed advice to "Supplementary Planning Guidance". In simple terms you may find it hard to gain approval for a three storey town house in a row of bungalows not because of specific eaves or ridge height but the whole design being inappropriate in that location.

 

Start with the planning section of the Council website under Local Plan and check for any supplementary guidance issued.

[ProDave]

Post a picture of this narrow plot showing the adjacent buildings.

[graham-l]

Thanks for all replies, I think I understand better now - my intention was a sips build on a caravan chassis but meet the rules for 'house' rather than 'caravan' so as not to be asking for a 1 van caravan site licence as well as planning permision - more reasons to say no.....

[JohnMo]

29 minutes ago, graham-l said:

Thanks for all replies, I think I understand better now - my intention was a sips build on a caravan chassis but meet the rules for 'house' rather than 'caravan' so as not to be asking for a 1 van caravan site licence as well as planning permision - more reasons to say no.....

The more boxes you try to tick the more confused any application, so more likely the planners say 'me don't understand' reject.

 

If you are building to house rules minimum space requirements kick in, airtightness rules may make MVHR mandatory etc.

 

If you are doing a caravan apply for a caravan, doesn't really matter if how you build it.

[ProDave]

30 minutes ago, graham-l said:

Thanks for all replies, I think I understand better now - my intention was a sips build on a caravan chassis but meet the rules for 'house' rather than 'caravan' so as not to be asking for a 1 van caravan site licence as well as planning permision - more reasons to say no.....

You don't need a site licence to self occupy a single caravan on your own site.

 

The advantage of building as a caravan is that in some cases might be easier to get planning (or you might have it already) and it largely avoids building regs.  There was a Grand Design building a "caravan" at 100 square metres and looking every bit like a house but it fitted the technical description of a caravan for which they already had planning permission.

 

Why don't you build it as a house on proper foundations?  What was your motivation for trying to make it as a caravan?

[graham-l]

Thanks ProDave,

 

Reasons/logic,

 

The self occupy a 'caravan' on your own land without a site licence was new information to me, so just planning permission :-).  Too much info on the net about within the curtileage of a house/ancilliary use, but I was unable to find info about what I would like to achieve.

A long thin site might mean cheaper land that was unnatractive to others.

Concrete base for a mobile home can be an easy uninsulated slab.

The chassis mentioned is an assembly kit easing transport.

SIPS panels can be 2 person or small machine placeable based on size.

We have recently stayed in an ABI Stargazer 33 x 14 2 bedroom with velux windows, bath in bedroom, washing machine, dishwasher, american fridge, real bed, household quality sofa etc - new price for equivalent from ABI approx £110K but self build should be cheaper as pricing for these things is 'opaque'

 

Graham