Dear all,
A virgin poster here please be gentle...
We are looking to build a single storey rear extension to our house in a conservation area. The council is Bath and North East Somerset (BANES). We are getting conflicting views. The council's own website mostly directs towards the government's planning portal and the standard designated land restrictions. We are comfortable that we won't breach any of these (we are happy to match materials, keep height below 4m and current roof limits, nowhere near boundaries and we are going back less than 4m from the original house). Everything suggests that BANES are happy with permitted development so long as you follow the central government rules. There is also a section which spells out the Article 4 powers they have taken that apply specifically to conservation areas. They have taken powers over HMOs, walls, estate agent boards etc but nothing about extensions.
http://www.bathnes.gov.uk/services/...ing-permission/article-4-directions-and-other
Our architect has now come up with a document which says that there is a limit of 10% of existing house or 50m3 which would be entirely too small. We are looking to build 80m2 (and probably 160m3). However, there are no links to this paper anywhere on the main site and it seems very at odds with central policy. It also refers to old Acts. Something tells me that this is an out of date paper.
http://www.bathnes.gov.uk/sites/default/files/living_in_a_conservation_area.pdf
Our architect is a very sensible and highly experienced chap and I would normally take everything he says as gospel but I just find this so confusing. I think I am right in saying that this is an old policy and not relevant but he is the professional and it feels like I am telling a Michelin starred chef that he can't boil an egg. I have tried speaking with BANES but they are very vague and won't say outright whether PP is required or not and whether PD applies.
I have spent a lot of time on this and had a good trawl through the forums before posting but couldn't find anything similar. I really would appreciate any help.
A virgin poster here please be gentle...
We are looking to build a single storey rear extension to our house in a conservation area. The council is Bath and North East Somerset (BANES). We are getting conflicting views. The council's own website mostly directs towards the government's planning portal and the standard designated land restrictions. We are comfortable that we won't breach any of these (we are happy to match materials, keep height below 4m and current roof limits, nowhere near boundaries and we are going back less than 4m from the original house). Everything suggests that BANES are happy with permitted development so long as you follow the central government rules. There is also a section which spells out the Article 4 powers they have taken that apply specifically to conservation areas. They have taken powers over HMOs, walls, estate agent boards etc but nothing about extensions.
http://www.bathnes.gov.uk/services/...ing-permission/article-4-directions-and-other
Our architect has now come up with a document which says that there is a limit of 10% of existing house or 50m3 which would be entirely too small. We are looking to build 80m2 (and probably 160m3). However, there are no links to this paper anywhere on the main site and it seems very at odds with central policy. It also refers to old Acts. Something tells me that this is an out of date paper.
http://www.bathnes.gov.uk/sites/default/files/living_in_a_conservation_area.pdf
Our architect is a very sensible and highly experienced chap and I would normally take everything he says as gospel but I just find this so confusing. I think I am right in saying that this is an old policy and not relevant but he is the professional and it feels like I am telling a Michelin starred chef that he can't boil an egg. I have tried speaking with BANES but they are very vague and won't say outright whether PP is required or not and whether PD applies.
I have spent a lot of time on this and had a good trawl through the forums before posting but couldn't find anything similar. I really would appreciate any help.