Dormer loft conversion 20cm set back rules

[TonyS82]

Hi
Apologies for the length of this post.
We are currently in the process of planning a loft conversion on a semi detached bungalow. There is already an extension to the ground floor at the rear of the property with a hipped roof.
We obviously want to create as much space as possible upstairs so will be adding a hip to gable on the side and a full width rear dormer.

Our architect has provisionally drawn up the plans with the dormer wall set back approximately 4ft from the original rear wall. He did say he may be able to move this when I queried it but he also said we cannot set the dormer wall onto the original rear wall of the bungalow but has not yet offered a reason for this.
He is also proposing ro remove the hipped roof on the extension and replace this with a flat roof incorporating a roof lantern to allow more light.

I am aware of the 20cm set back rules for permitted development but i expect we will require planning permission in any case.

Does this 20cm set back rule still apply under planning permission?

Before I argue my case can anyone shed some light on whether it is possible or offer some advice?

If it helps I am in Essex.

Thanks
Antony

 

[Ian H]

From a looks perspective a setback is better.

We had similar done, the room inside is massive and the dormer from the back garden looks like a tower although with yours being a bungalow that might not be the same.

Couple of pics:

 

[TonyS82]

Thanks. With the single storey extension i think it would hide the set back to some degree in anycase. My main objective is to create space. Aesthetics are important but not priority so we are looking for a compromise.

 

[Nakajo]

FWIW, here's one without the set back. I think it looks just fine.

 

[tony1851]

Why do you need planning permission for the hip-to-gable and rear dormer? If the total enlargement of roof space was < 50m³, and you set the front face of the dormer back 20cm from the outer edge of the tiles, surely it would fall under permitted development?

 

[TonyS82]

it will be very close to 50m3 and also because we are altering the roof of the extension. wr are also adding a small side extension so it would all go under the same application.

 

[Nakajo]

That seems like an argument in favour of pd, not against it!

 

[tony1851]

it will be very close to 50m3 and also because we are altering the roof of the extension. wr are also adding a small side extension so it would all go under the same application.

If you apply for planning permission for a hip-to-gable with flat roof dormer, it is quite likely it will get refused, as the vast majority of LPAs hate them.
This is one of the reasons the p.d. legislation allows them, by which councils can't prevent them.

 

[TonyS82]

If you apply for planning permission for a hip-to-gable with flat roof dormer, it is quite likely it will get refused, as the vast majority of LPAs hate them.

I expect the architect is then trying to keep the loft conversion below 50m3 for that reason then.

 

[RichA]

Try to do it all under of if you can.