Pre-Application advice

My mother have a bungalow No 41 with a double garage and I put in a Pre-Application for a new build on the double garage plot and here's their reply, there will be 1m pathway and the side window of No 41 is non-habitable which is a bathroom with obscured glass

Conclusion

The principle of a residential unit in this location would appear to be acceptable. The limited width of the plot is however of concern and may result in a dwelling of a cramped appearance without sufficient separation distance to No. 41. Full details including a streetscene elevation, details of materials, hard and soft landscaping would need to be submitted for consideration. There are concerns that the sizes of the single bedrooms are rather small and such as a two bedroom dwelling may be more appropriate. The proposed dwelling would appear to be able to accommodate off-street parking although it would need to be demonstrated that No. 41 would still accommodate one off street parking space. Finally, it would need to be demonstrated that the proposed dwelling would not have a detrimental impact on the side elevation window of No. 41

There will be 1m pathway and the side window of No 41 is non-habitable which is a bathroom with obscured glass and 600mm to the other side to next door neighbour garage


I'm thinking putting in a full planning application, do you think their conclusion is in my favour of the plan being granted if I meet their specification?

Clearly they haven't ruled it out in principle, so that's a good start.

I suspect they may try and limit it to two bedrooms, though, and you will probably need to make a good case for three (a 2-bed detached might not sell too well anyway).

But you seem well on the way there - unlike our council which positively looks for reasons to refuse something.

You missed some of the advice... "this advice is given as an informal opinion and does not represent that of the Council", which basically means... the formal response/decision could be different to the pre-app response.

But as said above, they haven't ruled it out completely. You just need to make some amendments to the scheme and clarify the issues raised.

As good a response as you'd ever get for a pre-ap I feel. Responses at this stage are always cautious and heavily caveated. In my opinion I'd proceed to a detailed planning application.

Architexeter said:

As good a response as you'd ever get for a pre-ap I feel. Responses at this stage are always cautious and heavily caveated. In my opinion I'd proceed to a detailed planning application.

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That's what I was thinking, I have experience in the building game but this is the first time for me for a new build and wasn't sure if the Pre-Application Advice was just a standard letter, I'll see if I know how to put the plan on here via scanning

I have uploaded the plans, what is your opinion on the highest point I can go to on the roof line? I think the roof line might be a bit high against the bungalow?

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Blimey, get that roof pitch down a bit but keep it with enough in hand to reduce it further and still work should the planners still want more during the planning stage.

This is the problem with pre-applications, you start with an already compromised scheme at the 1st full planning application.

Location and setting does look a bit cramped to me. Would help to see it in the wider street plan. It might be ok if it generally fits with the street. On the roof I would take a line from the highest point of the highest building either side and keep your roof line level with that line.

Small technical points on the house design; I think you'll struggle as a 3 bed due to space standards. Even as a 2 bed the floor area of bed 2 isn't enough for a double. It'll maybe work as a single. Also the ground floor WC looks too tight. I doubt the basin will fit into that space and allow sufficient clear width. Try overlaying it onto a template. Why is there a step in the middle of the living area?

Small tip on your drawing. The proposed house is much bolder compared to the existing. I know why you've done that - to make it obvious which is the proposed! Don't do that. It just makes it stand out even more. You want the proposed to blend with the surroundings. The less it stands out the better.

Vitally important:- As you probably know all planning authorities work to a local plan. These local plans are being replaced by a thing called the development framework core strategy. You need to look up both these documents. Find out if the core strategy has been adopted. If it has work to that document. If it hasn't work to the local plan but also keep the core strategy in mind. Planners call it the emerging guidance. It doesn't have the same weight as the local plan if it isn't adopted but it is given some consideration.

As others have said, Don't hold too much value in the pre-application advice. It is far more important to make your proposal as close as you can get it to the local plan and/or the core strategy.

jeds said:

Why is there a step in the middle of the living area?

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Don't know maybe they are showing what can be done if needed, we won't be having the step-up.

jeds said:

Location and setting does look a bit cramped to me. Would help to see it in the wider street plan. It might be ok if it generally fits with the street. On the roof I would take a line from the highest point of the highest building either side and keep your roof line level with that line.

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The plan was just an example to see what could go there, the architect visited me this morning to discuss the best way. We'll try and get the roof line down as much as possible and maybe have a rear single storey out further and juggle about the internal to try and get 8m² for single and 12m² for double bedroom if possible unless we can get a bedroom in the loft area. Failing that maybe we could do a underground basement so the upper level will looking like a bungalow to overcome it. I've checked online and I believe it's £400 m² for basement, I don't know much about it and with the water level etc. The new build plot size is 6.700m wide and 11-12m length or more if it's single storey area, the lenght is not including the front and rear garden, there're 2 self-builds in my area even smaller being built now and one of them is 3 beds

Howzat! ?

Can't rotate it! The double bedroom is 11.91 m² which is just under 12 m² minimum requirement for double bedroom, 2nd bedroom is 10.38 m² & 3rd bedroom is 8.06 m² for single bedroom requirement is 8.0 m². The roof line is lowered and the left side pathway is 900mm and on the right side gap is 590mm. Bought the back property line in and extend a single storey kitchen

Old plan with higher roof line

Old 3 bedrooms plan Bedrooms too small

The latest Revised New build Plan with a difference layout

I'm aware of the missing back door on the rear elevation plan,

Is the 590mm gap on the right possible for scaffolding, bricklaying and rendering etc?

Does it look a bit cramped now or any problem so far?

masona said:

I'm aware of the missing back door on the rear elevation plan

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You originally had one on the side of the new house - I thought that wasn't allowed?

ban-all-sheds said:

masona said:

I'm aware of the missing back door on the rear elevation plan

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You originally had one on the side of the new house - I thought that wasn't allowed?

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Not heard of that one although I've not read the latest regs, what is not showing on the plan is the 1.8 m high fence boundary line in which you wouldn't see the side door.

Have checked online regarding my planning application

What is Grant Conditional Permission for planning application mean?

masona said:

What is Grant Conditional Permission for planning application mean?

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It mean what it says - planning permission will be granted, subject to certain conditions.

This is quite normal; one condition will almost certainly be that any development must be started within three years.

Another might be that materials of construction should match those of the existing building etc etc.

Usually no big deal, really.

Thank you Tony,

The list is now updated again, I'm still learning, what is Delegated Decision?

Proposal Demolish Existing Garage And Erect Two Storey Dwellinghouse And Layout Parking And Amenity Space


Decision: Grant Conditional Permission
Decision Type: Delegated Decision
Decision Date: 02/07/2014
Committee Date