Planning permission for double storey extension forward of front elevation

[Parliamo]

We live in a small 1950s semi on a biggish plot. We know we can get planning permission for a side extension, double storey if stepped back a bit with hipped roof to match, and single storey coming forward for a porch and bigger front room.

I want to find room for a second bathroom upstairs without making the two bedrooms too small. I could do this by bringing the second storey forward to meet the ground floor extension. (9x5m, coming forward 1.5m of front elevation)

Anybody done this/ have any thoughts how I could persuade the planners it will look ok? (we think it will look ok!)

Have a look on your councils planning website for their design guide. Some have blanket bans on this type of extension and in these cases you would have to show exceptional merit or unusual circumstances (eg completely different house to all those around it). Other wise they may give guidance as to what is broadly acceptable in your area. If you still don't know it's worth having a pre application chat with the planning officer - some areas this is free for householders others charge a nominal fee. Their advice is not binding but usually gives you a better idea of what is acceptable In your circumstances.
In my experience some authorities round here it would be against their design guide, others would take individual circumstances into account. I've done one where we had to step back the 1st floor extension to behind the original building face but were still allowed forward with the GF element.

I have already met with the planning officer (I knew about the service from mumsnet, i love mn!). He was fairly noncommittal, other than to say we would definitely get planning permission for first floor stepped back as you outlined. 2nd storey forward is against their policy, but he said on appeal the onus would be on them to prove it would look bad. I think it would be ok because our road is on a curve, our plot is next to a cut through and the house set back a little on the plot, so we would not be spoiling a uniform line, and it won't dominate too much.

So do I really try and sell it on the first application and is it worth looking hard for an architect to help us build a case? I can find plenty of examples of ugly extensions round here as well, if that's worth mentioning on the application, in a kind of - well, it'll look better than that - way.

I'd be cautious mainly because we did a stunning extension for a lovely family that did this and had merit BUT because one of the neighbours decided they didn't like it and objected and was 'against policy' it became a pitched battle to get anything.
It ended up taking a very long time and more money despite discussing positively with planning & neighbours beforehand.
It was a very disheartening process and I truly felt awful for my clients.
I had explained that anything that is against the guidance can have risks but they felt it was worth it (and it was a very pretty extension not horrible box).
I think the compromise we ended up with wasn't as nice as the original design and the planning officer agreed but said her hands were tied by policy.
If you do go down this route consider it might take longer to get accepted, may get refusal and may cost more money. I would only do an against policy application with an architect with a good relationship & track record with your local authority as this will help. Look at successful planning applications on your LA website and then have a look at who their architects are - have a chat with a few of them. Most will do a free initial chat to see if you click.
Don't want to be negative but rather realistic as I don't want you to waste money. I would give you the same warning if you walked into my studio, I don't turn down business BUT there is no point giving false guarantees. I hope that helps & good luck.

We have a 1961 detached and had exactly this problem. The house is wide and narrow (designed to flood with light) so when we wanted to add a side extension, stepping it back led to a rather odd dog-leg in the house.

Like you, our problem was that without bringing the elevation forward we were left with a large house with a tiny bathroom.

The planning officer came to visit and almost point blank refused it on the spot. There were several issues that arose in the following few weeks (he turned out to be unqualified in planning, he also told me that he would rush our plans through if we agreed to change the design and stick a two storey extension on the front lawn in the centre of the house....yeah i know!) basically he was very unprofessional).

I the end I wrote to the head of planning and outlined the merits of the design, I said the house would be unbalanced with small bathrooms. Also, we are on a corner plot and the extension is tucked away. The house next door but one is set forwards so the 'building line' for the road has already been set there and our extension lined up with this. Crucially I had discovered that the planning officer was unqualified and I simply questioned his judgement that we ought to extend on the front lawn, asking the head of planning to 'clarify the planning officer's qualifications.' Unsurprisingly, they backed down and the extension was allowed. It looks great and we've had many positive comments.

Thanks both, lots to think about. Wonky legs, I take it you are an architect... In the northwest by any chance?! Sounds like you had a happy ending sixtiesqueen. Fingers crossed for us!

Sorry I'm in the NE, I know a few in the NW though. Mainly guys I went to uni with and now many years later own their own practices. If your interested I'll look up their details.

I'm in the north west! What's your local council?

I'm in Cheshire east. I've spent the last few days obsessively reading planning consent paperwork online and found some things that give me hope! Apparently the not forward of front elevation business is for open countryside and conservation areas (not boring crappy 1950s estates, which makes much more sense!) It does go against the norm though. Do you think I should make a case and send it in with the first application or wait to see if we have to take it to appeal?

I have also looked at the list of approved architects and the one the builder recommended is on the list and he has done a couple round here, so he's coming on Friday. We heard the money is ok too. So good day!

Thanks for tips, where would I be without mn?