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Planner has asked to alter plans because "it looks a bit high" - single detached garage

Discussion in 'Building Regulations and Planning Permission' started by Dontblamethetools, 20 Aug 2020.

  1. Dontblamethetools

    Dontblamethetools

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    Hi all

    I've found this forum incredibly useful during my journey navigating through the planning system so far, and now have another point I'd like your opinions on..

    I've applied for planning permission for a single detached garage, the garage would have been covered by permitted development but as I'd like a dual pitched roof with a ridge height of 3.3m I need planning permission. I applied almost six weeks ago and have been given the date of 4th September for a decision. The planner has contacted me last week to say they've not had any objections however they've been to have a look at the site and feel the 3.3m ridge height will be a bit high for the neighbour (their 1.8m high fence will run parallel with the back gable end). This will not cause any loss of light or privacy.

    I've been asked to consider changing that end of the roof to a hip, which I don't particularly want to do, as this will not be aesthetically as I'd planned, will make the roof structure more complicated and getting access to the additional gutter that would be needed wouldn't be ideal. Another option is to reduce the ridge height, but they've not really said what they would feel to be ok, I did ask. They've also said I can extend the date to get new plans sorted but I'd rather just get on with it.

    My current thoughts, and I hope I understand correctly, I can either call their bluff and hope it gets approved as the plans stand, if it doesn't I can get "a free go"? or I can alter the plans to around 3.15m height and hope that's enough to get it approved. I've read they'd need a formal reason for rejection and would have to justify this. What might their reason for rejection be in these circumstances?

    As usual any thoughts are welcome.

    Thanks
     
    Last edited: 20 Aug 2020
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  3. sircerebus666

    sircerebus666

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    I wonder if the planner is thinking that changing the end to a hip might lessen the shadow on your neighbours garden.

    Have you spoke to your neighbour? What do they think?

    I would wait it out and see if they approve it , then plan my course of action from there rather than second guessing what the planner wants
     
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  4. Dontblamethetools

    Dontblamethetools

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    Hi, and thanks for your reply. I thought it must be to lessen the shadow but without going into what direction it faces, it wouldn't really cause that much of a shadow, the reduction of which would be minimal in any case, but as you say that's just trying to second guess what they're thinking.

    I have spoken with the neighbour and they're fine with it.

    If I do just leave the plans as they are and it doesn't get approved, would I have to pay again when I reapply? I've heard there is "a free go" but not sure when that applies. Also I guess the issue with that is it would be another 8 weeks wait?

    Thanks
     
  5. ^woody^

    ^woody^

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    Gables can appear to be higher than a hip due to perspective and can take up more space and so appear domineering. It can be down to how it is drawn, as flat 2d plans allow for interpretation of the effect - which is not there in the real world. Also the roof covering and ridge style can highlight the situation too. But it's all about context and how it sits in the surroundings.

    You either need to submit additional drawings to show that the roof will not in fact "look a bit high" - 3D and shaded colour always help planners visualise stuff, along with any trees and bushes etc. Or a written statement setting out why the roof works as it is and should not be reduced in height.

    Or reduce the height on plans, but build it higher and chance it if the neighbour is OK with the 3.3m height.

    You can appeal any rejection and also submit you free go at the same time.

    Bare in mind that a free go has to have a design substantially different to the original, and it is a waste of time having a refusal and then just resubmitting it with the alteration that the planner asked for in the first place.
     
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  6. Nakajo

    Nakajo

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    While keeping my mental clothes on, note that the free go relates to development of the same character or description as the original. And while it might be a waste of time in this particular instance, it's not a waste of time if you think you might still be going to appeal, on the basis of other issues.
     
  7. wgt52

    wgt52

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    Ask them to put a letter in saying that.
     
  8. ^woody^

    ^woody^

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    It's a waste of time if the OP is just going to use the free go to lower the ridge by 150mm, nothing else and chance it - because that may well fit in with it being too similar to the first application and so will either not be accepted or could be refused again.
     
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  9. mrrusty

    mrrusty

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    I would perhaps show willing and drop the ridge height slightly - perhaps to 3.1 - for a normal single width garage you will still get a decent roof pitch ~30deg. But I would suggest perhaps put on drawings a tolerance (e.g. all dims +/- 100mm) - I did this again recently and has never been queried - which would give you a bit of leeway if they really are being pedantic.
     
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  11. DevilDamo

    DevilDamo

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    Is the garage to be positioned within 2m of a boundary then?
     
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  12. Dontblamethetools

    Dontblamethetools

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    Thanks for this advice, I've decided to do both, I've reduced the ridge slightly to 3.18m and also put together some further drawings which shows how it will barely be seen behind an existing tree in that neighbours garden which sits directly on the other side of the boundary.
     
  13. Dontblamethetools

    Dontblamethetools

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    Thanks for your advice, I've resubmitted amended plans, I've reduced the ridge to 3.18m, but I've also included a tolerance as you suggested, but I've put +/- 50mm - hopefully this shows willing and is enough to convince them, if not there is still a couple of weeks and sounds like they will allow extension until a compromise is met.
     
  14. Dontblamethetools

    Dontblamethetools

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    Sorry forgot to mention that, yes it will be positioned 100mm from the boundary
     
  15. oldbutnotdead

    oldbutnotdead

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    A handy thing I saw in France years ago...get a few bits of slating batten or similar and set them vertically in the ground at the corners of your proposal and at both ridge ends (little bits of batten at the top to indicate the roofline) so the tops are at your proposed heights. Then stand back & have a look at it....
     
  16. mrrusty

    mrrusty

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    Having just built a garage myself, have you considered the challenges of building that close to the boundary? or do you have access through next door?
     
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  17. ^woody^

    ^woody^

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    I walked on the larch lap panel arris to roof mine.
     
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