Raised roof loft conversion.

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I am hoping to have a loft conversion which needs the roof raised by 2 foot and a small dormer onto the side for the en suites.

I have just looked at the planning application and this is the only comment

Main Town Or Parish Council
Comment Date: Wed 07 Feb 2018
Refusal Recommended due to:-
o The design is top heavy
o Out of keeping with street scene and other properties
o Out of keeping with local character

I live in a bungalow, next door has a massive dormer and my house would only be a about half a foot taller than theirs with the conversion. I live on a street with a mixed bunch of bungalows, chalet bungalows etc. Its not a street where every house is the same height or shape.

Is it going to get refused and is there anything I can do about it? Any help/advice gratefully received.

Its my dream to go upstairs to bed and to have an ensuite.

Have you submitted application yourself or by an architect? You or architect can call the council planning and ask what can you modify to resolve the issue.

Just to put it out there - depending on your ceiling height, it's also possible to lower it so that there's more head room upstairs.

Yes have an architect who has asked if the neighbours would write and say they are fine with it. I know at least 3 would and I'm sure the others haven't complained and wouldn't object although not sure.

It sounds like the town/ parish council aren't making the decision, they are just giving their view. The planners will take it into account but don't have to go along with their recommendation. If you are due a site visit you or your architect could address the point explicitly with the planner, and/ or submit a further written representation explaining your position.

Thank you. If you saw my street you'd think they were being nuts, There is only 2 sets of bungalows that are the same. The rest are all different sizes, heights etc and some with dormers.

As above, the Parish Council aren't making the decision.

Planners don't usually even bother to start looking at applications until the Statutory Consultation period is up (28 days from the date the application was registered), but once it is, you need to get your architect to ring the planner and ask for their views. It may well be that the Planner doesn't share the Parish's views, but if they do, your architect can then discuss ways of improving the design.

One thing that sometimes helps is presenting the design as a 3D 'perspective' image. Traditional architectural drawings frequently look 'top heavy' with steeply pitched roofs, as a 2-dimensional elevation fails to show that the roof is sloping away from you, up to the ridge, which makes it look a lot less imposing in real life. A 'perspective' image, taken from the right viewpoint, can sometimes illustrate this much better.

The individual planners should not have individual views. The planning authority should have published policies which the planners follow.

The Parish council has made a comment. They are no more important or informed (quite often) than an individual who cares to object or support. They carry little weight if their objection is not in line with planning policy. Ditto supporters.

If the street is full of similarly developed properties, the Planning Dept is likely to agree. There is nothing to stop your architect talking to the Planner for your area to see what would be permitted. This usually costs these days. Or, they may already know the policy so have designed accordingly.

At worst, it’s a blip, but if the policy is to allow such development then the planning dept will agree the proposals. If it doesn’t meet the policy, your architect doesn’t know the time of day!

"The individual planners should not have individual views. The planning authority should have published policies which the planners follow. "

It's impossible to write a policy (or even SPD) that tight, though.

There will always be some subjectivity involved, and Planning law acknowledges and accepts this.

You try subjectivitiy in an area of AONB and Green Belt! They will not be that tightlycontrolled in standard areas, so that's why the OP should not worry. Around here, worry away!

"You try subjectivitiy in an area of AONB and Green Belt!"

I do! I live in an AONB myself... it's still impossible, wherever you live, for the Planners to write policy or SPD to cover every circumstance, so they don't try.

Actual policy will be vague in the extreme. SPD's will be more comprehensive, but will still require subjective interpretation and in any case are guidance (albeit material), not policy.

What is acceptable in design terms is always subjective, and the law relating to Planning accepts that the personal judgement of an individual Planning Officer is an acceptable basis for a decision.