Rules on terrace house extension where back garden has a steep drop off

[jurassicjim]

Hi,

Appreciate any help with this, as struggling to find some good information.

We have an old terrace house and the back door to the garden is raised about 1.8m off the ground due to the lie of the land. This is the same for both our neighbours.

In terms of eaves for an extension, how does this work? I.e because the houses are all raised at the back are we ok for eaves height being from the level of the ground floor rooms, rather than the level of the back garden?

Does that make sense?!

Thanks for any help.

 

[motorbiking]

When I had a visit from the planning enforcer courtesy of my neighbour, he measured from the dpc up. As we hadn't got our flooring in yet.

 

[jurassicjim]

Hi motorbiking, thanks for the reply.

Sorry for the dim question, but what is dcp?

Cheers

 

[tony1851]

Eaves height of an extension is measured from the natural ground level at the highest point where the ground meets the extension.
So in your case (assuming the natural ground level to be 1.8m below your house floor) a 'permitted development' extension with the usual 3m eaves limitation would not be possible.
It doesn't mean you can't have an extension there - it just means you would have to apply for planning permission first.

[dpc means damp-proof course; can't see why Mr Biking's planning officer would measure from that - it's completely irrelevant).

PS this is assuming that the ground is level, or slopes down away from the house. If the ground actually slopes up away from the back, that is a different matter and it would not necessarily rule out a permitted development extension.

 

[jurassicjim]

Hi Tony,

I have seen your name all over this forum! I feel blessed

Thanks for that input, that's useful.

Our garden doesn't slope away, it's totally flat. So the drop in height happens trough the house (if that makes sense).

Well, we'll be submitting plans through this, and i guess we'll know more soon?to https://www.harrogate.gov.uk/info/20096/planning_applications/517/do_i_need_planning_permission

Thanks

 

[motorbiking]

He's right..
http://webarchive.nationalarchives....00806_pdforhouseholders_technicalguidance.pdf

thinking back its because the measurement he was checking was as per the drawings. Hence he was checking I was within my plans.

With 1.8M aren't you tempted to build a semi cellar as part of your extension?

 

[freddiemercurystwin]

motorbiking, you'll wanna use the latest copy though: https://www.gov.uk/government/uploa...238/160413_Householder_Technical_Guidance.pdf

 

[unclebob1]

I got caught out on a similar situation (it wasn't quite 1.8m but about 1m). Inital application was rejected as it was taken from a "built up" patio, even though the neighbors next to me had the same. Had to take from natural ground level next to the house - in my case i ended up having a step down in the house to make the extended section + connecting room lower (i had enough height under suspended floor to be able to do this!), and raise the extension floor to match. This was for a 6m permitted development extension, however i was advised that i could apply for a 3m/4m extension at level height. my wife and i decided we could live with the step and extra room.
If your going down the exteneded pd route for extension then most likely as stated by tony, it is to be taken from the natural ground level - and i guess that is what you can show to be, as if its built over, it may not be obvious!

 

[jurassicjim]

Hi unclebob,

That's really useful. Thanks for the input!

We'll we'll submit our plans and see where we get. Seems neighbours have done the same as us, so not sure what the outcome is going to be. An internal step down from existing kitchen to extension might be best bet...

j