Permitted development dormer set back issue

[Dwarfed783]

What do the points below mean that start with other than in the case of....???

• Roof extensions, apart from hip to gable ones, to be set back as far as practicable, at least 20cm from the eaves

the enlargement shall be constructed so that –
(i) other than in the case of a hip-to-gable enlargement or an enlargement
which joins the original roof to the roof of a rear or side extension –
(aa) the eaves of the original roof are maintained or reinstated; and
(bb) the edge of the enlargement closest to the eaves of the original
roof shall, so far as practicable, be not less than 0.2 metres from
the eaves, measured along the roof slope from the outside edge
of the eaves; and
(ii) other than in the case of an enlargement which joins the original roof to
the roof of a rear or side extension, no part of the enlargement extends
beyond the outside face of any external wall of the original
dwellinghouse
It is sometimes necessary to remove the eaves of the original roof while works are carried
out. To be permitted development eaves that are temporarily removed should be
reinstated.

 

[DevilDamo]

Can you upload a drawing or photo of what you currently have?

Ignore the guidance on hip to gable roof extensions as you’re proposing a rear dormer.

 

[Dwarfed783]

Ok

 

[^woody^]

This thread may be helpful

https://www.diynot.com/diy/threads/...tly-a-2-storey-extension.436078/#post-3399484

You have created a two storey extension that is not PD, ie you can't join two PD extensions - both need to conform to their individual criteria.

 

[Dwarfed783]

My question is what does it mean by other than....

We haven't joined the two. The single storey was seperate and the dormer sits on the internal rear wall.

If the eaves were still there then it would be 200mm back.


the enlargement shall be constructed so that –
(i) other than in the case of a hip-to-gable enlargement or an enlargement
which joins the original roof to the roof of a rear or side extension –
(aa) the eaves of the original roof are maintained or reinstated; and
(bb) the edge of the enlargement closest to the eaves of the original
roof shall, so far as practicable, be not less than 0.2 metres from
the eaves, measured along the roof slope from the outside edge
of the eaves; and
(ii) other than in the case of an enlargement which joins the original roof to
the roof of a rear or side extension, no part of the enlargement extends
beyond the outside face of any external wall of the original
dwellinghouse
It is sometimes necessary to remove the eaves of the original roof while works are carried
out. To be permitted development eaves that are temporarily removed should be
reinstated.

 

[^woody^]

We haven't joined the two. The single storey was seperate and the dormer sits on the internal rear wall.

If the eaves were still there then it would be 200mm back.

But the eaves are not there, and you have joined the two

 

[Dwarfed783]

It has still been set back from the original eaves as stated in the technical guidance.

And what about the bit where it says
the enlargement shall be constructed so that –
(i) other than in the case of a hip-to-gable enlargement or an enlargement
which joins the original roof to the roof of a rear or side extension –
(aa) the eaves of the original roof are maintained or reinstated; and
(bb) the edge of the enlargement closest to the eaves of the original
roof shall, so far as practicable, be not less than 0.2 metres from
the eaves, measured along the roof slope from the outside edge
of the eaves; and
(ii) other than in the case of an enlargement which joins the original roof to
the roof of a rear or side extension, no part of the enlargement extends
beyond the outside face of any external wall of the original
dwellinghouse
It is sometimes necessary to remove the eaves of the original roof while works are carried
out. To be permitted development eaves that are temporarily removed should be
reinstated.

 

[^woody^]

What if we put a row of tiles along there where the eaves would have been?

Difficult, being as there is a big flat roof there instead.

A "row of tiles" are not "eaves"!

 

[Dwarfed783]

I just don't understand what the section means

the enlargement shall be constructed so that –
(i) other than in the case of a hip-to-gable enlargement or an enlargement
which joins the original roof to the roof of a rear or side extension – we have an enlargement that joins the original roof to the roof of a rear extension. So to me this means we don't have to set back...?
(aa) the eaves of the original roof are maintained or reinstated; and
(bb) the edge of the enlargement closest to the eaves of the original
roof shall, so far as practicable, be not less than 0.2 metres from
the eaves, measured along the roof slope from the outside edge
of the eaves; and
(ii) other than in the case of an enlargement which joins the original roof to
the roof of a rear or side extension, no part of the enlargement extends
beyond the outside face of any external wall of the original
dwellinghouse
It is sometimes necessary to remove the eaves of the original roof while works are carried
out. To be permitted development eaves that are temporarily removed should be
reinstated.

 

[^woody^]

It's quite simple. Your flat roof has joined the dormer, and it is no longer PD.

You can't put any eaves back.

It does not matter that you built the dormer back from where the eaves used to be, they are not there now, you have no eaves, you can't put eaves back.

 

[Dwarfed783]

Ok

 

[^woody^]

The flat roof hasn't joined the dormer

Seriously?

What's this then?

 

[Dwarfed783]

Ok

 

[Dwarfed783]

Ok

 

[^woody^]

Planning is all about how things look, not how they are built.

The concept of a dormer set-back is purely to make it look like a dormer addition, and not some sort of extension, hence the eaves to break the visual line.

You have effectively joined what would have been a PD extension to what should have been a PD dormer, and this breaks the PD rules. You can't keep joining PD works up to make all these extensions just to get around the planning rules - intentionally or not. I'd not try and interpret the PD tech guidance, as its quite clear what PD is and is not, and joining PD works is not PD.