Planning permission for house extension

[Hgrove]

I would be grateful if any surveyors/townplanners on the AB can explain to me how the reasoning goes when they consider planning applications from householders (I am not thinking commercial developments). A lady I know told me that the local authority refused planning permission for her planned two storey side extension because, she says, passers by at ground level would have been unable to see a portion of the skyline. (I only know what she told me, she has not shown me the letter). Are there any townplanners in the AB who can explain this to me? I thought there was no right to a view in England and Wales. Unless there are issues of planning or environmental law I am unaware of? Or could it be that surveyors/town-planners err on the side of caution because they do not fully understand the legal issues? I wonder if they think "if in doubt, turn it down, let them appeal if they really want to". I am interested because I am, in turn, intending to apply for planning permission, although my planned extension is totally different from hers (mine is single storey back, hers was two storey side).

[buildersmate]

Suggest you ignore your friends experience and get on with your own application by booking an informal meeting with a planner from the Planning Department to explain your idea. You might even find out you don't need Planning Permission under a policy called Permitted Development Rights.
Planners don't err on the side of caution - they seek to interpret the Planning Policies in a rational way. These policies can be inspected if you need to - and come down in turn from national policies from John Prescotts department (in England - separate arrangements for Scotland and Wales - but broadly work the same way).
Side extensions are more likely to be turned down for being too large compared to the existing house in terms of bulk and mass, or out of character with the surrounding area. In rare occasions a visibility problem may occur with sight lines from the Highway - on bends or corners, but this explanation you have been given about seeing the skyline sounds to me like a stretching of the real reason for refusal.

[jake-the-peg]

I don' think it's the right to see the skyline per se but planning applications do consider daylight issues

http://www.planning-applications.co.uk/righttolight.htm

I would think that a single story rear extension is much more likely to get approval than a doublestory side one especially if there is a precident on the street. Planning decisions are often very precident driven.

Town or Parish council comments are also often very important and it always goes down well to talk to your neighbours about your plans before they find out by a notice posted at the foot of the house.

Of course listed buildings and conservation areas complicate things but I'm guessing these don't apply to you

[Hgrove]

Thank you very much for the replies. It is not a conservation area thankfully! Re. my own plans, whilst it is a single storey back extension, I am uneasy because it is different from any other extension I have seen. Most extensions I have seen are as wide as the house, and extend 3 metres into the garden. Well mine is narrower than the house, but extends 5.20 mt into the garden. The garden is quite long and can take it. It will not deprive my neighbours of daylight in any way. But I am still worried! Thanks for the suggestion about asking for an informal meeting with a town planner. Unfortunately I will definitely need planning permission as I have used up the permitted development for my loft! As for the other lady (whom I know from the school gates, but lives very close to me) I am curious to know the real reason; it does seem harsh to me as the area they wanted to build on is not that big compared to the house. Road users have rights - e.g. not to have visibility obscured etc. - and householders have rights - to build on their freehold land if they wish, along with other things. I am troubled by what happens when these competing rights clash. I am still asking myself how do they decide that one party's right trumps the other's right?

[jake-the-peg]

The 45 degree rule is commonly applied see here:

http://www.neath-porttalbot.gov.uk/extensions/rear_extensions_detached.cfm

This council only applies it to double story extensions

but here:

http://www.neath-porttalbot.gov.uk/extensions/rear_extensions_detached.cfm

Wrexham seem to apply it to single story extensions too.

If your council applies to to single story extensions then a 5 meter extension is very likely to fall foul of it.

I'd suggest you give them a call and ask what rules they apply. They're likely to be surprised and pleased to have somebody talk to them before putting in for permission and you're likely to save a lot of time and money if you clear any obvious hurdles with them first

[buildersmate]

If you get hit with the 45 degree rule on a SINGLE storey extension, its worth fighting it. I think Wrexham council has interpreted the rules wrong - one is allowed to put a 1.8 metre high fence in the rear garden down the sides and at the end.

[stanleyman]

Planning is, but shouldn't be, a very subjective business and open to wide interpretation and prejudices. It is always best to play down an application as anything that might raise an eyebrow will attract more attention and could cause it to be viewed differently. Always add anything controversial after you've got the permission. If you think the reasons given are not valid and can't make any changes to please them, then you must appeal and have an inspector decide on the legal issues.

[Hgrove]

Many thanks for the informative replies.