Refused Planning Permission for Rear Dormer

[blhn]

Hi guys,

Hoping for some advice. I'm Kind of lost. The work was in progress so kind of in limbo.

I received the following reason from the council awhile ago.

“The proposed extension would, by virtue of its flat roof, and eaves height, appearas an awkward and alien addition to the application property which would have adetrimental impact upon the character of the application property and that of thewider area. As such, it woud fail to accord with the visual amenity aims of policies 9and 20 of the Oldham Local Plan and the National Planning Policy Framework”

I’m looking for any helpful advice.

 

[^woody^]

Redesign it in accordance with the planning policies

Redesign it to be permitted development (including check that it is not already)

Appeal

 

[freddiemercurystwin]

Drawings please .....

 

[wessex101]

I assume the reason the work had already started was you thought it was permitted development but the council thought otherwise? Generally the only way you will get a large flat roof dormer is if it is within permitted development. The size allowances for rear dormers is very generous so you should usually be able to modify it to fall within permitted development.

What was wrong that it wasn't PD? Ridge height? Gap to eaves? Volume?

 

[blhn]

Drawings please .....

original

• blhn
• 17 Mar 2021

proposed

• blhn
• 17 Mar 2021

 

[blhn]

I assume the reason the work had already started was you thought it was permitted development but the council thought otherwise? Generally the only way you will get a large flat roof dormer is if it is within permitted development. The size allowances for rear dormers is very generous so you should usually be able to modify it to fall within permitted development.

What was wrong that it wasn't PD? Ridge height? Gap to eaves? Volume?

The only info was the one I posted. No other reason was given.

 

[blhn]

Redesign it in accordance with the planning policies

Redesign it to be permitted development (including check that it is not already)

Appeal

Redesign it how? All rear dormers look the same.

 

[bernardgreen]

Redesign it how? All rear dormers look the same

Replace the flat roof with a pitched roof using the same tiles as the existing roof and then it would look a lot better in the eyes of the planning department

 

[^woody^]

OMG that's awful. Even my firewall rejected it.

How about

 

[bernardgreen]

OMG that's awful. Even my firewall rejected it.

Thought for a minute you thought my idea was awful/

 

[JP_]

looks like a 3 storey extension? So won't come under permitted development - and PD rules don't apply in conservation areas - might not be, but that response hints at it.

How much of the build has been done already?

 

[blhn]

OMG that's awful. Even my firewall rejected it.

How about

View attachment 226992

Replace the flat roof with a pitched roof using the same tiles as the existing roof and then it would look a lot better in the eyes of the planning department

It can't be that simple?

So an appeal with a new drawings?

 

[blhn]

looks like a 3 storey extension? So won't come under permitted development - and PD rules don't apply in conservation areas - might not be, but that response hints at it.

How much of the build has been done already?

Lowered the floors to create room for a 2nd floor. Application from building control wasn't an issue.

Most of it has been done. Missing is the window and cream render to blend with the rest.

 

[wessex101]

That is not a rear dormer! It is a second floor extension. No wonder it was rejected it is bloody terrible.

Why on earth did you start work before you had received the planning decision? Anyway Woody's idea is about all you could salvage from the wreckage but for the amount of useable space you will gain I cannot really see the point.

A nice simple hip to gable conversion to the main roof would have been better.

 

[blhn]

That is not a rear dormer! It is a second floor extension. No wonder it was rejected it is bloody terrible.

Why on earth did you start work before you had received the planning decision? Anyway Woody's idea is about all you could salvage from the wreckage but for the amount of useable space you will gain I cannot really see the point.

A nice simple hip to gable conversion to the main roof would have been better.

Believe it or not, I thought it was allowed under permitted development especially after having an application from building control approved.

Since it's a 2nd story extension, is there a difference in the application?

What should I do?