Dealing with Planning Dept.

wnb

wnb

wnb

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Anyone had any experience with dealing with your local planning office? I want to build on top of a flat roof so I visited the local civic center and spoke to a planning office. I had drawn plans which clearly showed what I wanted to do. The officer said that she could not see any reason why I should not get planning.

Three months later her boss has refused planning on the grounds that my house has dominance over the bungalow on the other side of the street. He has said he would allow it if we step back the front of the extension by one meter. One blumming meter does not seem like a lot but that extra meter adds so much to the room. Not only that but I would no add to the cost of the build as now I would have to buy steel to support a wall.

We do look over two bungalows but they are about 25 meters from my house. The only objections are from the manager none of my neighbors have objected.

Just looking for some advice when for when I sit down and argue with the planning officer.
 
Alternatively, see if you can get your neighbours to sign a document that says they're happy with what you're proposing.
 
They don't generally look at other nearby extensions, they may have been passed when today they wouldn't have etc etc. It's a shame though with no neighbours objecting.

I've just submitted plans for a rear extension under permitted development.

You can always appeal I guess.
 
Hank_Marvin said:
They don't generally look at other nearby extensions, they may have been passed when today they wouldn't have etc etc.
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Really? Sound like bad planners where you are. Anytime we put applications in we discuss things with our client to see if neighbouring properties have similar extensions because it will mean that precedence has been set and will hold more weight when we put the application in.

OP, I'm assuming that Carlisle is your location, if so click on this link and you can search for applications in your area, just search by address.

http://planning.carlisle.gov.uk/applications/acolnetcgi.gov

One thing i cant find is something that my local council produces, 'Planning Advice Notes' which give a rough guideline of what is or isn't typically possible in your area.

The bad thing about planning as well is its down to one persons opinion rather than a set of hard and fast rules like the building regulations are (although there are some grey areas there as well :p)
 
Derek W said:
Really? Sound like bad planners where you are. Anytime we put applications in we discuss things with our client to see if neighbouring properties have similar extensions because it will mean that precedence has been set and will hold more weight when we put the application in.

OP, I'm assuming that Carlisle is your location, if so click on this link and you can search for applications in your area, just search by address.

http://planning.carlisle.gov.uk/applications/acolnetcgi.gov

One thing i cant find is something that my local council produces, 'Planning Advice Notes' which give a rough guideline of what is or isn't typically possible in your area.

The bad thing about planning as well is its down to one persons opinion rather than a set of hard and fast rules like the building regulations are (although there are some grey areas there as well :p)
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I have had an email from them and they refer to a policy and they quote

Policy H11 specifically states that “applications for extensions to existing dwellings will be approved provided the City Council is satisfied that the proposals are appropriate to the dwelling, its design and setting. Inappropriate extensions which adversely affect the amenities of adjacent properties by poor design, unreasonable overlooking and/or unreasonable loss of daylight and sunlight will not be permitted. Extensions must be of an appropriate scale and not dominate the original dwelling.”

It is noted that the typography of the land situated around your property is varied resulting in the bungalows to the north of the site (Langholm View and Braeside) being located at a significantly lower level. In such circumstances your property as it exists at present already appears dominant from these properties. The Planning Manager considers that the first floor extension, which projects further forward than the building line of the existing property will increase the overall dominance of Kerrara within the existing street scene and will therefore have an adverse impact upon the living conditions of the occupiers of those single storey bungalows to the north of the site. The Planning Manager has however stated if the extension was set back by 1 metre (so that it is in line with the existing property) then this would reduce the significance of the impact.

In relation to the above I would be grateful if you confirm whether you are willing to set the extension back by 1 metre as the application as it stands is likely to be refused planning consent.


I have asked for clarification on exactly what they think is unacceptable. I think they are saying that we are over looking the properties opposite. I have tried to find further information but it comes from other authorities and they use a 45\25 degree guidlines when designing new builds\ extensions.

Here is a link to the street view

My house is the one that is raised with the flat rood area to the left.
 
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I have just had a response from planning it has nothing to do with overlooking the property it is all about dominance. This is what they say...

Whilst some planning authorities used the 45 degree rule we do not. Overlooking isn’t the issue in your case it is the dominance of the part of your extension that projects forward of the current building line of your property in relation to the bungalows opposite. This dominance is exacerbated by the difference in ground levels between your property and the bungalows to the north. Whilst it is accepted that the occupiers of the bungalows have not made any representations during the consultation period the impact upon occupiers of neighbouring properties is still an issue we have to consider.

I could have argued about overlooking but I have no idea from where to go with this.
 
Planning officers are a joke. One day they will approve planning on an extension "because every house in the street has one" when there are objections. Then next day they will refuse it because it dominates other properties even when no one has objected.
 
LeeUK said:
Planning officers are a joke. One day they will approve planning on an extension "because every house in the street has one" when there are objections. Then next day they will refuse it because it dominates other properties even when no one has objected.
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This. The planning department are a PITA to deal with, my dad was a planner for ~25 years and thats what he tells me.
 
have a look at this [URL="https://www.google.co.uk/maps/ this is just the end of the street, how have they managed to get planning permission for those two bungalows when the property opposite is domineering them?

I have left a message for the planning boss to call me and I will be arguing that they have given permission for the two bungalows which are being dominated by the property opposite.
 
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go around all of the properties they believe will be "over dominated" (?) by your extension, specifically the single storey bungalows to the north, and ask them if they would object?
 
It doesn't matter if anyone objects to this or not, it's the fact that the planning officer has said they think it is in contravention of the local planning guidance.

Can you post up the drawings?
There is no precedent in planning, however I have successfully appealed a few refusals based on alterations to surrounding properties, and have also managed to convince a planner (by way of a detailed design statement) that something we were told would never get approval at pre-app stage, met the planning policy.

Do you have someone working for you op (designer/draftsman/architect etc)?
They should be able to navigate you through this...
 
I think I see what they're on about. They want you to have your extension in-line with the front wall of the 1st floor, instead of the front wall of the ground floor which is further forward?

Personally I think that will look less odd too.
 
LeeUK said:
Planning officers are a joke. One day they will approve planning on an extension "because every house in the street has one" when there are objections. Then next day they will refuse it because it dominates other properties even when no one has objected.
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This.

Just go to appeal.
I always take it as a given that I will have to appeal.
I wish I could just bypass the planning & comittee bit and go straight to appeal as I always have to and usually win.

Get a good architect or planning consultant to help.
 
I managed to speak to the boss this afternoon and I pointed out that there is a property further up the street which has a similar dominance and planning has been given for two bungalows, He is going to look at it and give me a call back.
 
Result:) great stuff the planning officers are not going to object to my extension due to the fact their has been a precedent set.
 
BadMojo said:
If I were to object to my neighbour's plans for an extension, would/could they find out?
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yes

All correspondence relating to an application should be copied to the applicant (or their agent) by the responding local planning authority.

If you want to view the comments made on an application by neighbours you can do so by contacting your local planning authority or visiting in person.
 
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