Jonathan Bunkall
Forum Member
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Saturday, December 13, 2008 4:25 PM
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Appreciate some guidance:
Situation Text
We've been granted planning permission for our semi detached house - single side and rear extension and a first floor rear extension.
We've also been granted PD for a hip to gable in the roof - we've used our 50m3 allowance up for this. We would like to get all the works completed as one build which is no problem. However, we're having problems with the council who will not even look at our planning application for a rear dormer until the hip to gable can be completed.
The concil's comment
'existing plans show a hip to gable extension (approved pd) and a single side and rear extension and first floor extension (approved planning) However, none of this has been constructed and therefore we can not entertain an application for a dormer extension on a roof that does not exist. I advise that the application is withdrawn and you re-submit once the hip to gable extension has been constructed'
Where do I stand?
- we made it clear to the council at the start of our intended building plans and that all work was going to be completed together
- PD for the hip to gable was put in first and approved
- we then put in 2 sets of planning apps, 1 for ground floor extension with a roof dormer and the other for a second floor rear extension. The now retired planning officer advised that he would approve the ground and 1st floor works if we put them in as one application and withdrew the dormer and re-submitted as a seperate application once he'd retired in a few weeks. We did so given that it was a great result to get the ground and first floor elements approved which we thought would be difficult.
- we then submitted planning for a dormer as advised, all in keeping with the house, set in at the sides and set back, subservient to the roof. The new officer advised they could not consider the application until hip to gable was built, we pushed back and were informed by the officer that the dormer looked fine and they'd submit to their supperior for approval. Response then came back that they could not consider it for the same reason above. We pushed back again and the officer then advised we put it in for PD with the new laws coming in last October. We new we'd used out PD allowance for the hip to gable but follwed the officers advice. Word then came back that we could not do pd as we'd used our allowance (we new that but were advised it would be fine with the 'new laws') and were told to put in planning but only once the hip to gable had been built. We were also told that the officer now wanted the dormer to be a small square box - totally contrary to when the office previously said it looked fine.
Can they do this? Are they right? Should I appeal the planning application given they're refusing to approve or reject it. I've spoken to 'planning consultants' who wish to charge me a £1,000 to help but am reluctant to go down this route when the council has already cost me a lot in architect amends and wasted applications. If I meet with the council they still insist that I can't put a plan application in until the works have been completed - madness when it will cost me wasted money to then have it re-constructed for the dormer. Also, the inconsistency on advice of the size of an acceptable dormer is a concern, especially when the could change their mind once it did go into planning
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