Single storey extension eaves height and planning permission

[Joethecrow]

Hi all.

Currently in the process of building a single storey Lean-to style extension on an end of terrace house. Depth of extension will be 3.4 metres (restricted due to public manhole) width will be 6 metres.

I had originally planned to build under PD, however my issue is that due to the house being built on a slope; finished internal floor to external ground level at rear of existing house is 600mm, finished floor to ground level at rear of extension will be 850. I would like to maintain the existing ceiling height from the house (2.7 metres) and carry this through into the extension.

As you can see I won’t be able to achieve this under PD since by the time I account for rafters, roof slates, ceiling finish etc I’m down to about 2.1m ceiling height (best case if allowable 3 metre Eaves height taken from rear of existing property) and worst case 1.85m if eaves height measured at rear of extension.

To achieve my goal of a continuous ceiling height into the extension, I will need an eaves height of 3m from interior floor level… which would be more like 3.85 to external ground level. And a ridge height of 4.6 to ground level at rear of existing building.

Neighbours have a short patio (approx 2.5 metres) which then steps down to their main garden, the patio is at about 200mm below interior floor level.

Since I have no experience of planning applications, before I go ahead with my application and drawings. does this height seem unreasonable? And how often are these things refused?

Thanks, Joe

 

[freddiemercurystwin]

Find your Local Plan and see what criteria the local authority use to determine planning applications.

 

[Murdochcat]

Have you got a build over agreement as you are closer than 3m to the drain?

 

[Joethecrow]

Have you got a build over agreement as you are closer than 3m to the drain?

Yep I have a build over agreement in place, and a party wall agreement also. Building control didn’t seem particularly bothered how close I build to the manhole… I was under the impression I would need to be 600mm away from the manhole at minimum, but he was adamant I could pour up tight to the manhole structure as long as the base of my footings are at the invert of the drainage.

 

[freddiemercurystwin]

It's not up to Building Control it needs to be signed off by the water company.

 

[Joethecrow]

Find your Local Plan and see what criteria the local authority use to determine planning applications.

Thanks, I had a look at these.. some of my doubts are with regards to the 25/45 degree rules. As far as I can see even if I was to build at a lower elevation I would still be within 45 deg of my neighbours rear bay window.

 

[Joethecrow]

It's not up to Building Control it needs to be signed off by the water company.

Is it not building control that’s responsible for communication between the builder (myself) and the water company?

 

[freddiemercurystwin]

No the homeowner has to get a build over (or build near as in this case) agreed with the water company, then Building Control will oversee it and check you've built what's been agreed. You'll find a big section and costs/application form etc on your water company's website.

 

[Joethecrow]

No the homeowner has to get a build over (or build near as in this case) agreed with the water company, then Building Control will oversee it and check you've built what's been agreed. You'll find a big section and costs/application form etc on your water company's website.

I’ll have to give the water company a call and speak to them about this. May be the case that I’ll need to have the manhole moved since I have already poured my footings. When I originally spoke to them regarding the build over. they didn’t even realise I had a manhole in my garden…

 

[martygturner]

Your council will normally offer planning advice, variations in PD are made by planning, you can just ask the council if your plans are aceptable under PD. Normally they are very helpful, PD is the minimum you can do, lots have extended PD due to local conditions, eg Manchester two up two downs and an outhouse, you could not under PD extend those but due to a huge influx of planning applications which clogged up the system, PD was extended so the outhouse could be incorporated into the house footprint.

 

[martygturner]

I’ll have to give the water company a call and speak to them about this. May be the case that I’ll need to have the manhole moved since I have already poured my footings. When I originally spoke to them regarding the build over. they didn’t even realise I had a manhole in my garden…

Then is it yours...just because a drain is on your property does not mean its the water companies as we found out, we had a common drain at the front of our house but its ours and our neighbours responsibility until it connects to the main sewer....as the third in line house discovered when they accidentally dug it up...

 

[Joethecrow]

Your council will normally offer planning advice, variations in PD are made by planning, you can just ask the council if your plans are aceptable under PD. Normally they are very helpful, PD is the minimum you can do, lots have extended PD due to local conditions, eg Manchester two up two downs and an outhouse, you could not under PD extend those but due to a huge influx of planning applications which clogged up the system, PD was extended so the outhouse could be incorporated into the house footprint.

Thanks that’s good to know! I’ll give them a call tomorrow and see if anyone is able to advise me.

 

[Joethecrow]

Then is it yours...just because a drain is on your property does not mean its the water companies as we found out, we had a common drain at the front of our house but its ours and our neighbours responsibility until it connects to the main sewer....as the third in line house discovered when they accidentally dug it up...

Haha I bet that wasn’t pleasant…Yeah I’m third in line on my row, I had someone in to do some repairs as the benching wasn’t in the best condition… we were surprised how much water flow there was through it. It’s carrying roof drainage as well as foul water for the three houses by the look of it.

 

[freddiemercurystwin]

I’ll have to give the water company a call and speak to them about this. May be the case that I’ll need to have the manhole moved since I have already poured my footings. When I originally spoke to them regarding the build over. they didn’t even realise I had a manhole in my garden…

Well hang on, why have Building Control said you can do what you want and not mentioned anything about Build Overs, that seems pretty lapse on their behalf, you should check by reading the guidance on the water company website before making them alert to the situation, the websites usually have everything you need to know with regards to what you need to do get an agreement. Don't forget if it arises that a build over was not agreed when you come to sell that can stir up issues too.

 

[freddiemercurystwin]

Your council will normally offer planning advice, variations in PD are made by planning, you can just ask the council if your plans are acceptable under PD. Normally they are very helpful.

I doubt such a conversation will provide any useful feedback whatsoever other than to look at the Planning Portal and read the Local Plan if you can even speak to a planner rather than an administrator who man's the phone but good luck with that.