Flat roofed extension in Area of Outstanding Natural Beauty

[LotusPalm]

Hello!

We are planning a new kitchen extension to replace our existing conservatory. The property has had its permitted development rights removed so we do have to apply for planning, otherwise our plans would fall under permitted development.

We want to put a flat roof on the extension for a.number of r2 reasons
1/ to continue the existing ceiling line of the kitchen do that it feels like one room
2/ to put 2 or 3 fixed light panels in the ceiling as a feature, but also to maximise light. These will almost the width of the extension
3/ potential to add a roof terrace (south facing) with access through upstairs hallway. We could use stand on glass for the panels and could put a grass roof. Sustainable building.

Our architect has said that planning will likely be refused for a flat roof because we are in an area of outstanding natural beauty. We are in Wiltshire, and come under east Wiltshire for planning applications if that means anything.

Anyone have any experience with this? Is he right? If he is, is there anything that we can do to argue our case? I really don't want to have to put a pitched roof on!

Thanks in advance

If he is a local architect then is probably best to advise on what will and won't be passed from experience.

We wanted to add a juliet balcony to the rear of our property and were told it was likely to be refused on privacy grounds (we overlook slightly), we were advised to move it to the side of the property where there is a field so no one to overlook and permission was granted. We took the advice of the architect and didn't try to get permission for rear looking one. You can try and see you may get it passed. As for what route you can take if refused I think you get information about appealing when the permission is refused.

I would say your architect is probably right, it'll be difficult to get permission for a flat roof in those circumstances but if you really want one it would probably worth getting some pre-application advice from planning. Each council does this differently but if you go on their website - planning section, they will tell you how you can get this. You will have to pay a nominal fee but as a householder this is likely to be approx £25. This will give you a more definitive answer. Although note this advice is not binding and they have been known to change their minds.
Ps I am an architect shhhh

Bugger!

Is there any point in getting pre-planning advice if the council has waived our application fee?

Would installing a green roof (sedum) help with getting planning, or hinder? I like this idea and like the ecological impact. Handy if it would help us get permission too...

I think a well designed, sustainable, modern (ie flat roofed) extension which links well into the main house is as likely to get permission as a traditionally designed one. This is based on my dealings with listed buildings, I don't work in an AONB.

This is your Council's householder design guide which is worth a look and is very similar to other authorities, including my previous, very urban and not at all pretty one. That's to say, householder extensions follow the same general principles of acceptability where ever you are.

www.wiltshire.gov.uk/planning-householders-design-guide-final.pdf

It says roofs should reflect the main property and that a flat roof next door to a neighbour shouldn't allow for overlooking. That is far more strictly applied on the front though unless there are wide landscape views, and even then, I think good design of whatever form would be welcomed.

Even if PD rights have been removed you can still get pre-app advice - the Council hasn't waived your fee, the national fee regulations have. Asking your local planning officers is the quickest way of finding out whether it is worth pursuing. Also ask your architect if their view that it would be refused is based on perception or experience, have they had applications refused on those grounds or do they just think it would be.

Thanks for your reply, and for the link. It's interesting reading.

The house is detached and isnt overlooked, and the extension is to the rear of the property near our boundary line. However, we are set into a hill and our 'neighbour' on the relevant side is a set of garages that have a flat roof which is level with our first floor. The extension will also be set back from the side of the property so will not be visible from the road. It is also replacing a useless conservatory, but is smaller than the existing footprint.

I just thik the architect doesn't like flat roofs! It's our design, and very simple, but we needed someone to do the drawings for us for the planning...

Do you think its worth detailing a grass roof or not?

You know what, OP, ditch your architect and find one who is interested in drawing plans of what you want for your property. That's your problem here. Your description of your property indicates to me that planners will have no problem with a good flat roofed extension.

Flat roofed extensions are harder to design well and might be out of your architect's comfort zone. Your architect might only be capable of a crap flat roofed extension and is worried you won't be happy with the finished product. I know you say its your design, but an architect turns that into something that works and looks good.

I would only bother with the sedum roof if you want it. It's not going to harm your chances of getting permission but it's not going to swing the balance for you.

We've already paid him a first instalment of £400 though! Architect is an unbugeted expense as well, as we thought it was covered by permitted dev...

Ps. He only raised the flat roof as an issue when he submitted 1st plans...

I'd still drop him, even if you've paid him. He sounds like he could be trouble all the way through. If he didn't feel happy about a flat roofed extension he should have told you when he scoped out the job.

I'm a planner, btw, not an architect, but it is always obvious who the best value ones are in the patch.

As an architect I must confess to an inbuilt dislike of flat roofed extensions per se and often try to convince clients to my POV however I always respect my clients' aspirations in spite of this and remain open to discussion!

:)

I suspect your architect is like-minded but without flexibility and agree with MissMaroribanks - you would be better cutting your losses and finding someone who respects your ambitions.