Planning permission front extension suggested refusal- what can I do?

[SenoraSurf]

We submitted planning for a front extension (increase living room size and for a porch) on our 1960s semi.

We have a 25m driveway and the picture attached shows the boundary (it is diagonal towards us) and the proposed extension. It also shows the 45 degree angle which is the rule of thumb to ensure it doesn't impact light etc (it's also adhered to regarding height but I don't have that pic on my phone).

The neighbour paid for a huge 9 page chartered surveyor objection and it was mostly waffle but it blew every little thing it could of out of proportion (as expected I guess- bad relationship with neighbour!!). We feel like we have counter arguments for each point raised in the objection. Our houses are set back from a terrace of Victorian houses so we are overshadowed by them before our extension would have any impact on neighbour.

The planning officer is recommending it for refusal based on it being overbearing to the neighbours downstairs window and they can't suggest any reductions as it wouldn't give us enough space for it to be worth it. They've asked if I want to withdraw the scheme or not.

I really don't have a clue what happens now. We did the plans ourselves (we're pretty savvy DIYers but I'm in unchartered waters now). Any advice please?

The neighbour is a classic example of an elderly person in a house that's going to ruin (garden and drive included), who doesn't like change. They also have a massive amount of bushes and plants in their front garden.

I think you will struggle to get permission for this. Do you have side access? Would a porch extension to the rear be a viable option for your disabled son?

Looking at the size and positioning of your proposed extension, I'd probably object to that too. I'm not surprised your neighbour got a surveyor to prepare their arguments professionally. It looks really overbearing and clearly spoils the street perspective, whichever way you look at it.

Is there any way you could extend out along the left side, plus create a porch area slightly larger than what your neighbour has, as a compromise on what you need for your DS?

It's not impossible to get permission, but front extensions are much harder to get permissions for than rear ones. The overall look if the street, and how the house blends with its neighbours is a factor.

I would consider changing plans entirely. If there's any space to the side, that should be easier to get permission. Sorry, I know that's not what you want to hear.

Front extensions aren’t usually approved, change of street view/unneighbourly etc.

I assume that none of your neighbours have had similar plans for a front extension approved?

It doesn’t sound as if you have been officially refused as yet, you could speak to a planning consultant, these are often ex town planners and would be able to advise, what might be acceptable for the LA planning Dept or whether they think you may have grounds for appeal, if you are refused.

It’s worth having a discussion & employing an architect IMHO to see if there could be other opportunities to extend. The cost are negligible when you consider the cost of the works etc.

Good luck OP.

What @DevilDamo said. From that diagram you've failed to account for the roof detail so would fail the 45 degree rule, reducing the dimensions until the 45 degree line passes, not hits the corner, of your design will help. You can submit revised drawings for consideration immediately as you already know this is going to not pass.
It's also the same around me, the LPA hate front extensions.

Thanks everyone.

Unfortunately we can't build on the side due to a major sewer and not getting a build over agreement.

I think we're going to submit some revised plans for the porch area for ds and then focus on an extension the full width across the back of the house under permitted development. It's not worth the extra fees for the party wall agreement for the front as well as the back (neighbour is making us jump through hoops for it).

@Loofah01 I have more drawings for the 45 degree rule for the roof (it's well within regarding the roof but is on the limit in the diagram I shared on this post regarding depth of extension).

It's hard to explain the layout of the street as due to the boundary positions, the shape of the road and the layout and range of houses, there isn't a 'typical' look. I'm pretty sure that's why they've gone for overbearing as the reason as opposed to any others (as we can obviously disprove them).

I need to remember that the front was a gamble anyway and we didn't expect it to get approved (hence why we also planned the back and have the party wall agreement dispute in motion).

Hopefully a porch will go through and we will be able to make it work for DS

I think you’re being unreasonable like others have said, it’s highly unlikely you’ll get it approved and to top it off, you’ll sour your relationship with your neighbour.

The 45 degree rule is usually related to the amount of light reaching a window.

The PO has specifically said it is overbearing which is entirely different. And having 30 years of planning experience, I would agree with the PO. Front extensions on semis are rare, but will usually only be acceptable if at the un-attached side of the property (assuming that it causes no detriment to the other neighbouring property).

I don't think a lack of a site visit will have had much impact. POs are experienced at reading plans, usually know their area in great detail and has had the benefit of photos (and probably google streetview).

I also think you are being unreasonable in your views of your neighbour. I honestly don't think there are many people who would be happy with your proposal. It will be easily visible from the front of their property and will definitely result in a feeling of enclosure and be overbearing. It is likely that it would also put off future purchasers.