extension / planning permission advice please!

[urz987]

Hi all

extension / planning permission advice please!

plans attached

worried about the sightline on the road affecting potential for extension planning application success in the future so need all the details from solicitor. ( attached plans and what i have been given so far from title )

applying for Pre-application advice / consultation via council - not hopeful tho now :(

can anyone give me some hope or is this probably not possible? such as shame if its not as its a big bit of land.

I doubt you would get a dropped kerb that close to the corner. Extension possibly. Covenants may not be enforceable depending on who they are between.

The covenants are separate from the planning process and won't have an impact on planning permission.
I agree that a dropped curb could be an issue - I assume that's why the garage was at the rear of the property with access from the road at the side.
Without knowing the Council's policies it's difficult to say how a side extension would be viewed. The impact on the street scene from the road at the side will be critical.
I assume that the property is on an estate of similar houses - have any other corner properties been extended in this way?

By the way - I don't think the dropped curb would need PP as it doesn't look as though the road is classified (although could be wrong so check). But you will need a licence from the highway authority which could be refused on safety grounds being so close to the junction.

thanks for the prompt replies...

yes checking on google the road over the road on the corner was able to extend HOWEVER they face the main road, rather than ours which would be facing the road coming off the main road. Lots have been extended on the road, its just an issue were on the corner i think...

So there is some precedent, Like mentioned im hoping it would come down to inspection...not sure if theres anything active we can do or leave it to council?

As set out by your solicitor - what is in your deeds is not a material planning consideration, you can obtain removal of restrictions on your title.

Download the Council's adopted Local Plan from your Council's website, this will set out the Local Plan Policies regarding developments in your area and what is acceptable and unacceptable.

The Council will review your planning application and assess it against their Local Plan policies and consultations from various government departments. They will look at the proposed plans etc and assess the development's impact on the street scene and the residential amenity and whether it is in keeping/sympathetic with the rest of the property.

Also download any planning history of your house from the Council's planning portal - there may be conditions on the planning permission your house was built under, which restrict any development, so that may be worth checking.

I would instruct a good planning consultant who can instruct an architect for the plans etc also they will be able to advise where would be the best place to put the driveway and access to the extension, it may not be the front as that is close to the edge, it may be to the side instead. They will be able to submit the planning application, you don't need a specialist planning solicitor for this application. Good Luck from a Planning Solicitor

The hardstanding on that last picture does not have a dropped kerb. you can probably look up the planning app for the extension online and see what comments and conditions were made.

@KatieKline thanks, at this stage its early on and i just want to know feasibility - i dont want to do the work for a few years, hence the " Pre-application advice" with the council :) right now i just want to change the fencing and remove the garage for more garden space.

do you still think i need a "planning consultant" at this stage too? essentially i just want to know 'can i extend the house' - but is it not that simple? do i need to put forward sizing / style/ etc?

@LIZS yes they had a dropped kurb included - maybe council havent got round to doing it yet, not sure how it works.

You'd need planning approval for a fence over 1m next to the road, which might be problematic with highways. However if you plant a hedge then you can grow it as high as you like. I'd plant some mature privet now to get the garden space back and set precedent for later planning.
I'd be surprised if you got approval for a drive / dropped kerb at the front on the junction. But if you keep the rear access, and put the drive / garage next to your house. If you gate the drive then it'd be a great play space.

A side extension might come under permitted development, check on the planning portal about the principal elevation and fronting a road rules.

PP definitely required for a side extension fronting a highway as in this instance.