Building line (with pic)

[LurkingQuietly]

Hi, jut wondering if someone can help me determine where my building line is (for the purposes of a first floor extension)

Is it the front of the lounge or the front of the porch and study?

The porch and study has a pitched roof on which meets the first floor above the porch and then drops off to a flat roof above the study. We want to build a new bedroom above the study but building regs state that it has to be 1m back from the building line.

Many thanks!

Are the porch and study original or were they added at a later date?

The study was a garage, but the porch and garage were in exactly the same place as the porch and study are now, if I'm making sense!

If the line of the porch and study are the original furthest forward part of the house then logically that's the building line. Does your title register make any mention of it? The title for our old house stated the building line was X yards back from the road. If you are not sure, ask the planning dept.

Good idea, I'll check. Thank you. I'll also ask planning as I'm in a little battle with my architect - I'm not sure if he's explaining himself really badly, or he's just wrong (or I'm totally stupid). We haven't got that much room to play with so a metre will make a big difference.

Thanks again.

If it's planning requirements rather than building regs, the usual requirement is 1m in from the side boundary at first floor level.
From your drawings I would also think that planning would require a first floor addition to be in line with the existing first floor front wall.

Eek, I hope it's not 1m from the side - that will be an unusable room!! Thanks for your help - I'll have to remember to come back and update with what happens. I want to try and convince my architect to put it in 1m from the porch first to see if that gets through.

Where is your boundary line to the left - is it the outer wall of your study? If not, hoe much space have you got between the study outer wall and the boundary line?

The upper level usually has to be a metre in from the side boundary (to prevent buildings getting terraced effect). If you have a meter between the study wall and the boundary, you should be ok to build up in line with the study wall.

If your study wall is the boundary - then no you wont get a full width room above the study.

Depends where you are I think - most two storey extensions in this neck of the woods (NW) have to be set back from the front elevation but don't seem to be set in at the side.

Hmm, ok, I will research some more but no architect (4 so far for quoting!) has mentioned the side, all have mentioned 1m back from the building line at the front. I've just not queried what the building line is until this point. Yes, the left hand wall of the study is our boundary.

You should be able to see the relevant policies on your Council's website. They may be in something called a local plan, or some sort of supplementary planning guidance, residential design guide etc.

Thank you - I've found the Planning doc for my area and it says "Two storey side extensions should be set back at least one metre from the front wall of the dwelling at first floor level, to create a break in the roofline and facade, and avoid a terracing effect."

So I read that to mean that we'll have to go from the first floor level, not our actual building line.

Bollocks. Still, one of the kids will enjoy their lovely ensuite, I'm sure! 


Yes - basically at first floor level, the front of the house can't continue in line with the original house, but has to step back one metre. I'm surprised it doesn't mention being 1m from the side boundary - that is far more common. I haven't seen what your Council is saying before and I've had experience of many Councils.
Depending on the set up between your property and the neighbouring property, and its position in the street scene, it may be worth submitting your ideal plan first to see what the Council says. You could always appeal and/or re-submit revised plans.

Yes, nothing about the side that I've seen. And judging by other houses in our road I can't see that it's a requirement. Our house is unique on our road as we're on a very slight bend so we're the only ones who's porch and (old) garage are in front of the rest of the house. Fingers crossed, and many thanks for everyone's input. Much appreciated!