Hey all,

 

Big thanks to all you helpful bods that have advised me in the past, and hopefully it continues into this thread  

 

Let me firstly say that we're only at the very early preliminary stage, and only just contacting professionals/trades people at this point.....

 

What we propose is a 2 storey house side-extension (above the garage and into the back of the garage). Purely for aesthetics, i'd like the front of the garage & extension above to be flush with the bay window wall (and tooth-in). The extension would be in-keeping with existing materials, build with similar look/materials & pitched roof)

 

However, i've heard there may be some hurdles from PP with this...?

 

1) Does anyone know of rules around where side-extension street facing profiles & where they have to be? I've seen some side-extensions in my road that are flush and other recessed back, so it seems like it WAS possible at some point (maybe isn't anymore?)

 

2) Likewise, has anyone come across problems with pitched roof height rules? (i can imagine there being several standard solutions to allow a pitched roof to extend)

 

3) If anyone has encountered these problems - what was your experience, and any tips or advice you can share?

 

4) Perhaps this is also a scurrilous rumour (i intend to ring our local council PP dept anyway), but allegedly failed PP's may require another application fee for each re-submission? Sounds improbable, but not impossible!

 

 

Thanks guys - i'm, purely on a fact-finding mission with this, to arm myself with info before considering next steps

In your debt

Shadow

 

Edited October 13, 20251 yr by SilverShadow

Planners generally want the extension to be subservient to the original house, that usually means the front of the extension set back from the house.  The best compromise I managed on a previous side extension was the front wall set back 100mm / 1 brick and retained a straight roof line (by larger eaves on the extension)

Councils, and indeed planning officers differ. Some want a set back, like your current garage, and some will be ok with being flush with the main front wall. As for the roof. Again, some like it tied in at a lower level, others will be ok with you going to existing ridge height. A local bod, to do your planning drawings will probably have dealt with your council before, and will be the best person to give you a steer.

If it's going to be refused, the planning officer might give you a chance to withdraw the application. Which might, i believe give you a second free go. If the appplication gets refused, than there are no free goes. It's pay again time.

Thanks guys -  mighty helpful!!

 

I think my local council prefer the extension to be set back (subservient), but other local builders i've spoken to say 'no probs' with bringing it level. Indeed, there is a mix of both where i live, so perhaps they have changed their stance over time? Personally, i feel bringing it forward would allow the roofline to flow better (and potentially make the rafter design a little easier....)

 

I think a ring to the planning dept might be the best course of action - hopefully they give something more definitive than 'read the planning guidelines', because i always find that has more room for misinterpretation.

 

One architect i spoke to with came up with a novel plan: extend the porch lower-roofline across the whole of the front profile and over the garage. That way you can probably bring the garage forward without much objection. Perhaps he knows something others don't.....

🤔

Either way, feels more like a game of chess: trying to outfox the other, which is simply insane....