I think that you need planning permission, try not to argue with them

The worse thing is that it is probably more about the fee than anything else as it sounds to like it will be granted

Have you actually knocked down the extension yet?

Posted By: marsadayThe extension will be single storey and extend 7.25 from the back wall of the house. Because i am removing the rear extension of the house (1.6m in width) This is actually a gain of approx 5.5m. The planners say because i am knocking down the rear extension this means i am over the 6m allowed limit (semi detached).

I think the way planning works is that they start from the original building,not from any extensions that are already built. There may be dates involved as well. But if you're knocking down the old one then you're definitely starting again.

I'm confused about why the planner is coming. You say they've turned down a consultation, and you imply that you haven't yet applied for planning permission, so why are they coming? As Tony says, generally best to be friendly.

What do you mean by "planning consultation"?

If planning permission has already been applied for, then you don't need to and can't do anything except let the planning officer visit the site, and she will then make a decision based on what was applied for, and described in the drawings, not what you tell her you want when she comes for a site visit.

The 3m and 6m rules are to do with permitted development, not planning permission. The guidelines that apply to what you're likely to be granted planning permission for depend on the specific case and the local relevant planning policies.

A planning consult is done where you don't need PP (neighbourhood consultation). The architect said we should do this but was wrong big time.

So gone down planning and today they come out.

I have photos of work done on extension in my road to try help with any issues.

This won't be a green build, but i want insulation as much as possible. The reason why we are doing this extension is partly to do with our glass units in the roof. We have a canopy of glass and it 30 years old i think. The rear of the house (kitchen and dining) is freezing in the winter. So want to change this aspect of the design of the house. We still need the light to get into the house, but a warmer roof and triple glazed roof light will be much better.

I would get two sets of elevation drawings done. One as it is and one with the extension. Possibly print them on film so they can be overlaid.

With regard to permitted development and "the size limits for single-storey rear extensions", when extending beyond the rear wall of the original house "the limit is increased to 6m if an attached house and 8m if a detached house until 30 May 2019". The 'original house' "means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date)". Regarding neighbours: "If objections are received, the proposal might not be allowed." This is usually taken to mean that the objections must have merit with regard to planning law, but that would be up to LPAs to interpret. Full details here, including such things as height limits ...

https://www.planningportal.co.uk/info/200130/common_projects/17/extensions

The tile and glass roof will be taken off. The conservatory goes. The garage will sits next to the lean-to (where white down pipe is.

Agree with lineweight regarding interpretation of what counts as the 'rear wall', with particular attention to the phrase "like yours is full width". That is, if what was originally built was an outside loo and therefore wasn't the full width of the house (which looks likely from the photo - assuming the glazed part is the more recent add-on) then the main house wall is very likely to be interpreted as the 'rear wall'.

This might seem like a small point, but this is the kind of detail around which misunderstandings occur - e.g. the architect might have had experience with the LPA where they're happy to take an outside loo wall as the rear wall, while most LPAs wouldn't.

She has been out and i think it will be refused based on what she said, but she also said it is one of those where it needs to be discussed with her colleague.

She thought the lean-to origional extension was to be knocked down, but i am keeping both ends of this structure. I have a small pillar wall coming down where the conservatory connects to this lean-to. So i think this also adds to her confusion.

The main issue is building the full width of the house. It will be a big mass of house extension. Having individual buildings as i do at the moment (conservatory and garage) are separate and so don't create as much mass.

My neighbour however has a huge flat roofed garage and massive conservatory and a neighbour 2 doors away has a very big rear extension coming far out into her garden. She noted these examples and took photos.

She said a 3m extension out the back and the full width would be fine. But i am coming out another 2.5m (or 4m if going from the back wall).

So i am a bit confused at this point on what constitutes my back wall and i think she is as well. It could be that the rear wall is where i have my sliding patio door at the moment.

This is still irrelevant to this application i feel as the full width mass is the issue.

I originally wanted to bring my garage up to where my patio is and loose the garage in the garden. This would give us a much nicer balanced and usable garden space. To have a usable decent sized garage i need it to be a certain length. It will be about 1/3rd smaller than my current garage.

I said to her i could shave 1m off the length of the extension, but no more.

It seems my other option is an appeal if she does refuse.

Here is a photo of the garden and garage.