Advice on extension - loft, dormer, side and back - Permitted development or full planning

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hello,
I am new to the site and looking for advice on how best to go about get planning permission on my project, whether PD or PP or both, and looking for advice on how best to get the maximum area.
My plot is semi detached with two garages of varying sizes and abit extra space on the side as well.
I intend to put a loft with dormer under PD (Hip to Gable loft < 50m3 hence PD), have an extension at the back 6m and double storey on the side, but not sure what sequence to take, provided the extensions are allowable.

I have uploaded the exisiting and proposed plans and proposed elevation.

Do I apply in the following sequence?
1. Apply for the loft + dormer, hip to gable, under PD first?
2. Once approved, apply for the kitchen 6m rear extension - full planning app.
3. Then apply for full planning, part 2 storey side (blue line) part single (at the back), together with the rear 3m on 1st flr on top of the kitchen (indicated with the red line). Is it possible to apply for the width (3600+2750) and length as in proposed? If the 2750 is extended to depth of the other extensions, the distance from the river is about 2m - I guess its not allowed as too close to the river hence only to the original depth.
4. Will the new roof be hip or gable on the garages?
5. Do 1and2 and build on the 1st garage 2storey and part single at the rear rather on the two garages, leaving the small garage intact
6. If 3 is not possible, what is the another option to utilise the garage space and the extra space on the side? taking into consideration its near a river and flooding considerations needs to be taken onto account.

Thanks and await your considerations
Chris
 

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Where I live, planning are pretty good and popping out to see what you have in mind and giving advice.
 
The council are turning down applications, even if someone on the street has extension. I know people that had pre-planning and was told it was possible and then planning applications turned down, not one but several revisions. If a street has no extension, then it becomes really difficult as they say it looks out of character. They even used the Article 4 - so as not to blight the area, so they say.

Hence looking for ideas.
 
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The council are turning down applications, even if someone on the street has extension. I know people that had pre-planning and was told it was possible and then planning applications turned down, not one but several revisions. If a street has no extension, then it becomes really difficult as they say it looks out of character. They even used the Article 4 - so as not to blight the area, so they say.

Hence looking for ideas.
Is that hearsay and conjecture or do you actually know the details of those situations? If that is true then it would invite a whole lot of complaints to the Ombudsman, not just the planning inspectorate.

Any well designed scheme in accordance with the Council's planning policies must be approved - that's the law.
 
What you need to do is refer to your own councils planning policies and in particular any special or supplementary home extension guidelines.
 
Unfortunately, planning are full of little Hitlers.
 
Not being funny but wouldn't it be best to get the person who is preparing your planning application to advise on the best options. I would normally submit everything for a domestic extension and alterations in one go. Not sure if any of what you propose is permitted development but PD does not require planning permission !
regards
 

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