Help! Detached House - 6m single storey rear extension on sloped garden??

[RichA]

NB You may be OK with PD despite your bay; particularly because the angle of the walls appear to be more rearward than sidewards (can you measure the angle?).

I had an application for CoL for PD approved that included the following:
Page 23 of the Government’s Technical Guidance states “A wall forming a side elevation of a house will be any wall that cannot be identified as being a front wall or a rear wall. Houses will often have more than two side elevation walls”. The example diagram in the Technical Guidance that follows this advice shows a dwelling with a very distinct staggered footprint. The existing bay window is very different to this.
Having regard to the advice on page 23 of the Technical Guidance, the bay window is clearly identifiable as part of the rear wall forming the rear elevation of the dwellinghouse. It is therefore not “a wall forming a side elevation of a house”. The bay window feature has a shallow depth and represents an architectural feature of the rear wall. It forms an integral part of the rear elevation of the original dwelling, providing articulation to this part of the dwelling.

 

[DevilDamo]

Interesting

 

[noob17]

NB You may be OK with PD despite your bay; particularly because the angle of the walls appear to be more rearward than sidewards (can you measure the angle?).

I had an application for CoL for PD approved that included the following:
Page 23 of the Government’s Technical Guidance states “A wall forming a side elevation of a house will be any wall that cannot be identified as being a front wall or a rear wall. Houses will often have more than two side elevation walls”. The example diagram in the Technical Guidance that follows this advice shows a dwelling with a very distinct staggered footprint. The existing bay window is very different to this.
Having regard to the advice on page 23 of the Technical Guidance, the bay window is clearly identifiable as part of the rear wall forming the rear elevation of the dwellinghouse. It is therefore not “a wall forming a side elevation of a house”. The bay window feature has a shallow depth and represents an architectural feature of the rear wall. It forms an integral part of the rear elevation of the original dwelling, providing articulation to this part of the dwelling.

Thanks for this!

 

[noob17]

Update:

Spoke to a fairly experienced architect onsite. The takeaways are:

• 6 m single storey is highly unlikely given the drop in garden as the natural ground is much lower than the house. Additionally, no one in the surrounding area has an extension larger than 4m.
• Therefore 4m is the max we Can go as a normal single storey
• Recommendation is to use the natural slant of the garden to build a 6m basement as well (very big cost given underpinning)
• Will not be able to use PD but can go via full planning permission
• Council has a pre-app fastrack process so better to test the waters that way and see what we can get.

I have had the same feedback for 2 other architects. Which is disappointing

 

[DevilDamo]

Or you try the 6m extension via Prior Approval on the premise the existing rear bay is an architectural feature as @RichA mentioned. You’ll just have to hope your LPA would interpret the PD rules in the same way.