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It would be impossible for the councillors to refuse a legitimate proposal under a LDC because unlike with planning they don't get to have their opinion, it is a matter of fact. Now, with the ambiquity of some of the sections of the GPDO there is some scope for moronic interpretations, but...

Please be aware that there are also OTHER restrictions which define how big you can make a porch. Not more than 3m tall and not allowed within 2m of your boundary (where this boundary is to the highway)

Also, to the OP, your architect did not put in the loft plans along with the application for the side and rear extensions because it sounds like they were put in under an actual planning permission and your loft design would NEVER be approved under planning. However, your loft plans DO seem...

To mobad, Just because someone else has an extension that you would like to replicate doesn't mean you are allowed to do that. Like you said yourself, it is likely they didn't even ask permission for it... so it was not in line with the rules. The other thing to remember is that the council...

the passage you're referring to is: "Approved Documents are intended to provide guidance for some of the common building situations. However, there may well be alternative ways of achieving compliance with the requirements." Then, in nice big bold letters we are told: "Thus there is no...

FYI, you do not (normally) need permission to demolish a building / structure. As freddymurcerystwin pointed out, you do need permission to build a new one. So, you can demolish a garage, but would need permission to construct a new one in its place. However, you do have an extant planning...

I agree, you don't need to be an architect to do design buildings. I think in this case, maybe rjm2k is suggesting that if the person is selling themselves as an architect and they are not then they are actually breaking the law. To Peters1, why not take a few pictures of what you've got...

What are the rules in the local area about you changing the use of this barn for use as a home? You may want to enquire about their equivalents of planning and building control before you get too far down the road. As for the floor, if it is sound, then you do not necessarily need to go...

The question is less of what others have done and more on what has changed. It is possible that the authority policy / guidelines were changed recently, maybe within the last few years. Extensions to other houses may have been approved before any changes so would have complied to the rules at...

Okay, don't fret. Wait for the decision. If the planning officer was originally recomending approval then his report will have been written like that. The councillors changing the decision means he/she now has to write a new report detailing the refusal. The refusal should set out the...

Can you give me the number of your builders please... they work fast if they managed to complete the work from the time when the planning officer gave a verbal recommendation (which usually only occurs with any accuracy about half way through an application) to now - before a decision has even...

I would question the advice your architect is providing you with. He or she should have been absolutely clear in letting you know the process of planning. The deal is that a planning officer can make a recommendation. This recommendation is either agreed or not by the planners senior...

Architectural Designer offering independent design and consulting services. Feel free to leave a comment if you want to get it touch.

opinion would be as freddymercurystwin said - get a structural engineer in there to spec it all up for you safely. Have a search around for a local engineer who can get to you easy.

The trouble with interior finishes is that others can only really earmark provisional sums as you know the quality (and quantity) of the things you want... You can get cheapo taps from screw-fix or spend £100s (or even 1000s!) on high quality (and sometimes overpriced) designer taps. Someone...

I completely agree. As mentioned above, the trouble is that the guidance does not always follow the law... and this only helps confuse things - there are instances of this throughout the entire guidance document. Such as in Part E, where the guidance says that a structure under this part...

Yes, this was my understanding and why I suggested designing out planning - though I am questioning the bottom diagram on page 23 of this document: http://www.planningportal.gov.uk/uploads/100806_PDforhouseholders_TechnicalGuidance.pdf

If you require planning permission then you will probably need to produce plans and elevations for the application. You can always ask the building control officer what they will be expecting from you / your builder. They may be happy simply to receive technical specifications from your builder.

Anyone can draw the plans, though you want to get someone competent, if you can't access an architect then a technician or surveyor may be able to help. It is likely that the structural engineer will want CAD drawings to work from. If you can produce these then go ahead - (but know the buck...

I'm confused what you are referring to here? Do you mean >3m? However, yes, I stand corrected having double checked the new guidance, as since the time I did that extension it has been clarified in the guidance that the extension is still measured from the rear wall whether it is an extension...