Planning permission (opposition)

[MsGee]

I have read previous threads on planning which have been really helpful but just need some more specific advice.

Neighbours to our side (90 degrees to our house, so our back garden looks at the side of their house, slightly offset), are planning a huge double storey extension, front and back, so that they have sufficient room to bring 2-3 families under the same roof.

We are opposing due to: loss of privacy (windows overlooking our garden and into our bedrooms, lounge and kitchen), not keeping to area design principles, and the sheer size would be hugely oppressive to our home (our garden is wide, rather than deep and extension front and back would overlook most of it).

However, I wondered if there is any more I need to add, we have sent a brief opposition outlining the above but is the below relevant:

• with the layout of house, it is clear that that there will be lot of adults there, so loads more cars. Is this an issue?
• our daughter has autism, anxiety, sensory issues and a sleep disorder. The scale of extension, building work and loss of privacy will upset her a lot. Will this be taken into account or not?
• I work from home, and the building work will be a nightmare for me. Again, not sure if this is remotely relevant to planning.

Is there anything else that we should put in the opposition? Any help much appreciated.

The increase in cars, definitely. Make it clear whether it's parking, cars entering/exiting the property, or an increase in traffic on your road: sort out which of these would be an issue, and try to state the issue as precisely as you can.

The other issues, whilst I have every sympathy for how they might affect you, are not likely to be seen as planning issues.I wouldn't include them, because they could be seen as you saying' I'm against everything', rather than ' I'm against this specific thing because of X and y'.

I would also find out who your local councillor is, and speak to them about it.

" not keeping to area design principles" if it's going to look v different from rest of street I think that is a consideration

I think a planning consideration is scale of extension and the extension dwarfing the orginal house ,but it might be one which varies from place to place .

IME planning don't take disruption into account when place being built ..tho I've seen conditions attached to granted applications re not starting work before a certain time etc .No harm mentioning your daughters condition but I think the driving principle is the finished product . My neighbours application listed ( amongst other things ) loss of amenity for them and future occupants .

Have a look here
interactive.planningportal.co.uk/mini-guide/extensions-two-storey/7
some extracts below .

Extensions (including previous extensions) and other buildings must not exceed 50% of the total area of land around the original house.

If extension is within two metres of a boundary maximum eaves height should be no higher than three metres to be permitted development.

Extensions of more than one storey must not extend beyond the rear wall of original house by more than three metres or be within seven metres of any boundary opposite the rear wall of the house.

. Extensions forward of the principal elevation or side elevation of a house and fronting a highway are NOT permitted development.

Any upper-floor window in a wall or roof slope in a side elevation must be obscure-glazed and non- opening unless the parts which can be opened are more than 1.7 metres above the floor of the room in which it is installed.

Also google planning applications + name of your local authority and see if you can find other similar cases .See if they've been approved or ,if rejected ,what reasons were given by the council for doing so .
Our council has an interactive map which is quite helpful .

Are there any extensions locally so that you could enter their address and look at the planning permission process on line ? You may find that existing single storey extensions started life as 2 storey and had to be reduced .

Good luck

Thanks, I have emailed my local councillor so hope that will help.

The cars is difficult because they are not on the same street as me (think two cul de sacs which are linked by pathways). So the noise could be a factor, but not much else for me.

Thanks for the extracts above - I think that the extension may be within 3m of their side boundary and possibly the rear wall would be less than 7m from our fence at the side.

I am ringing planning now to ask for clarification on these issues and will try to get a heads up on if it is in keeping with other decisions.

That previous link and extract are, I'm afraid, irrelevant. They're to do with "permitted development". Despite its name, that isn't to do with what development is and isn't allowed full stop, it's to do with what development doesn't even need planning permission to go ahead. Since they've applied for planning permission, it doesn't matter that the development wouldn't fall within "permitted development" restrictions.

Have a look to see if your area has adopted a neighbourhood plan. If not whether there is a core statement. Failing that work through the NPPF and highlight every single clause that you believe your neighbours development is in breach of. That's the only way you will affect it - if it is contrary to planning policy

It will be a HMO so they will need a licence.
Definitely get in touch with your MP as well as your local councillor.