planning dev application rejected

[rxavier]

Our architect applied for 8 metre rear extension (applicable until May 2019) for our detached house under permitted development for which our neighbours raised no objections. However the council rejected with the below explanation this week.

The proposed extension would extend beyond the wall forming a side elevation of the original dwelling house, and would have a width greater than half the width of the original dwelling house.

Ex-owner of this house had built a 3m rear extension half the width of the original dwelling house. Our application was applied stating that it will be demolished to have rear extension of 8 metres from the rear wall of the original dwelling house. We are now confused with rejection decision from the council.

If the house has already had a big extension then you won't be able to have an extension so big under PD. Although I don't think you can go out 8m anyway under PD.
Sounds like you need planning permission.

Single storey rear extension must not extend beyond the rear of the original house by more than 3m an attached house or by 4m if a detached house.

You can't extend 8m from the original rear of the house under permitted development.

Your architect should have known this. They sound rubbish at their job.

This information is so easy to find you also should have checked this.

You need planning permission.

The permitted development can extend to 8n with neighborhood consultation and prior notification to the planning authority. Your architect should have preconsulted with the local authority before submitting plans. The guidance also states that side extensions are limited to half the depth of the original house. The planning authority seem to be applying the limits for a side extention to your rear extension as a reason for rejection??

www.planningportal.co.uk/info/200130/common_projects/17/extensions

@Chickencellar, Thanks for your response. I have similar suspicion on PD not possible for another extension when ex-owner had already extended from rear wall of original house for kitchen extension along with a new shower bathroom. However I am still confused on being rejected as our application specifies that the kitchen extension along with the shower bathroom will be demolished.

@TheVonTrappFamilySwingers, Thanks for your message. Temporary increase to the size limits for single-storey rear extensions to 6m for semi detached and 8m for detached house is permissible under permitted development until May 2019. This seems to be in place since 2013 and expected to come to end in May 2019.

EggsRoyale, I suspect the same on council applying the regulations of side extensions to rear extensions, thereby rejecting our application. Thank you for the link you had provided. I had been going through the 'Permitted Development for householders – Technical Guidance' document since yesterday and breaking my head since Friday evening. I am planning to call the council directly first thing tomorrow morning to understand what the real issue is.

The gain allowed under pd takes into account previous increases in habitable space ie. the existing extension and any other changes such as loft or garage conversion.

@LIZS, Thanks for your message. It makes sense as there is an existing extension (done in 2002) from the rear wall of original dwelling house to extend kitchen and and a shower room. We had plans to demolish that extension to open up the space for rear extension of 8 metres to have open plan living kitchen area from the rear wall of original dwelling house. Looks like our architect had missed his piece of investigative work to be done before submitting the application :(

Are you on a corner plot?

@wineymummy, nope. Ours is in middle of a semi detached and a bungalow.

I reached out to council thrice today to speak to the officer of our application but he was away. Hence I have registered for callback from him and hoping to get one tomorrow. Fingers crossed!

I think the council have interpreted the footprint of the WC/kitchen extension as being part of the original building. If the back of the original house was flush across then I'm pretty sure what you want to do is fine. But they're seeing it as an original extension, so in effect your new extension would be a wrap-around extension - which is when side extension rules come in. I think your architect needs to clearly annotate the original footprint of the house and re-submit.

How big is your garden? Extensions cannot cover more than 50% of the total area of land around the original house. Also there are volume controls so if you've extended into your loft etc that would also be counted.
That is a mahoosive extension btw. Would be very surprised that anyone would think that it wouldn't need planning permission.

The volume controls apply to lofts only. You can do the 8m extension regardless of the loft. I think this idea that you can only extend by a certain % of your original house footprint is outdated - as far as I know this rule does not apply any more and has been replaced by new rules. I don't think the OP's architect has made a mistake, I think it all comes down to the planner's misinterpreting the drawings.

@wineymummy I really hope it is just an misinterpretation with the drawing. Still unable to reach out to the council officer and hoping for successful attempt speaking to him tomorrow, to make a personal appointment if possible. Fingers crossed. I will definitely post an update tomorrow.

@atsasnuffothat, Our garden is much bigger and has no issues with this extension. 8m extension for detached house / 6m extension for semi detached house is possible under permitted development rights until May 2019 under certain conditions.

Resubmitted the permitted development application after a round of discussion with officer to clarify on the refusal. Got the approval for extension last week from the council :) Thanks for all your help and support.