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Prior Approval Larger Home Extension - Extension Roof Cannot Join Existing Bungalow Roof?

Discussion in 'Building Regulations and Planning Permission' started by wessex101, 11 Jan 2021.

  1. tony1851

    tony1851

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    The diagram is only correct for a pitched roof extension; it would have helped had they explained how it works with a flat-roof extension.

    Rule A.1(d) of the GPDO states that it is not permitted development if: "the height of the eaves of the part of the dwellinghouse enlarged....would exceed the height of the eaves of the existing dwelling house".

    For a flat roof extension, particularly with a warm roof, the rule would require a particularly low headroom in the extension.
     
  2. wessex101

    wessex101

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    Thanks designgrey. I'll bear that in mind for the next time I run in to that problem. I managed to get it through by suggesting the roof would look like my top image whilst the homeowner is going to build it as shown in my bottom image. So I fully expect a snotty letter from the planners when/if they realise. My fall back position is to apply for retrospective planning permission for the small triangular section of infill roof. ;)
     
    Last edited: 18 Feb 2021
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  4. wessex101

    wessex101

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    I had that conversation with the planning officer and she conceded that under her interpretation you effectively cannot ever extend a bungalow under permitted development and was quite pleased with herself. Planners hate us plebs having the freedom to build things without their approval.
     
  5. wessex101

    wessex101

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    After Designgrey posted that very helpful illustration I decided to go back to the technical guidance and have a re-read. The Planning Officer in my case was quoting alteration to the existing roof under A.1 (k(iv)) for it not being permitted development.

    However the technical guidance specifically says that an extension can join the existing roof provided it meets the requirements of Class B. (see below)

    I don't know how I missed this the first time D'Oh! It seems fairly conclusive to me. Under Conditions there is also an illustration for A.3 (c) (page 32) showing a two storey extension with the pitched roof of the extension joining the roof of the house as added evidence.

    A.1 Development is not permitted by Class A if –

    (k) it would consist of or include -

    (i) the construction or provision of a verandah, balcony or raised platform,
    (ii) the installation, alteration or replacement of a microwave antenna,
    (iii) the installation, alteration or replacement of a chimney, flue or soil and vent pipe, or
    (iv) an alteration to any part of the roof of the dwellinghouse.

    Verandahs, balconies and raised platforms are not permitted development and will require planning permission. A veranda is understood to be a gallery, platform, or balcony, usually roofed and often partly enclosed, extending along the outside of a building at ground level. A balcony is understood to be a platform with a rail, ballustrade or parapet projecting outside an upper storey of a building. A ‘Juliet’ balcony, where there is no platform and therefore no external access, would normally be permitted development. A raised platform is any platform with a height greater than 0.3 metres and will include roof terraces.
    Although the items set out in (i), (ii), (iii) and (iv) are not permitted development under Class A of the Order, some may be permitted development under other Classes subject to the limitations and conditions set out in those Classes:
    • Class B covers enlargement of houses through alterations or additions to the roof and Class C covers other alterations to the roof of a house.
    • Where an extension to a house under Class A includes works that would require an alteration to the existing roof of the house (for example where the roof of the extension joins the existing roof), the alterations to the existing roof of the house will need to meet the requirements of Class B or C (as appropriate) in order to be permitted development.
    • Class E covers provision of a ‘building’ within the area around the house required for a purpose incidental to the enjoyment of the house but restricts the height of raised platforms. A ‘Building’ has the meaning set out in the ‘General Issues’ section of this document and includes any structure or erection (see page 6) – so Class E allows garden decking provided it is not more than 0.3 metres high.
    • Class G covers the installation, alteration or replacement of a chimney, flue or soil and vent pipe.
    • Class H covers the installation, alteration or replacement of a microwave antenna.

    I HATE Planners!
     
    Last edited: 18 Feb 2021
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  7. tony1851

    tony1851

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    Join the Club, man......join the Club.!! (y)
     
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