Planning consent and neighbourly objections

DHV architects recently obtained planning consent for a large double storey side and rear extension in North Bristol. The client’s compact 3-bed semi detached house is quickly getting too small for their growing family. Given the additional cost of a 4-bed house in the area (with stamp duty and moving costs on top), our clients decided that extending is a better proposition and will create a home tailored to their needs. The project turns a humble 3-bed house into a generous 4-bed house with an airy open plan living/family room and a first floor en-suite master bedroom. The proposed extension is large relative to the size of the original house but the design is considerate to the host dwelling and follows Bristol City Council’s Supplementary planning guidance. However the scheme attracted some strong objections from the neighbours. A few argued that our proposals are too ambitious for such a modest, ordinary house and would radically alter the nature of the building. Others disputed the need for such a large intervention, suggesting that a small scale extension would be more appropriate ‘because that’s what other people have done’.

I completely disagree with these comments because this is exactly what architecture can do: turn humble, ordinary buildings into light-filled, delightful and inspiring spaces. Design ingenuity -rather than sticking to tried and tested solutions- can overcome budget and spacial constraints. Most houses could benefit from good design- it should not just be the preserve of the wealthy. 

Apart from these philosophical thoughts, this story demonstrates that neighbours' objections don't necessarily mean that an application won’t be approved. The Council can only take into account ‘material planning considerations’ when making a decision, whereas some common objections are not relevant, such as:

1. Perceived loss of property value.
2. Private issues between neighbours such as land or boundary disputes, damage to property, rights of access.
3. Impact of construction work on the neighbouring properties.
4. Personal views about the applicant and their character/morals. 
5. Objections related to "party walls” matters: structural stability of adjacent properties, encroaching the boundary line, potential damage to neighbours property. These issues are resolved once planning consent is granted. In this case the clients will appoint a party wall surveyor that will work with the adjacent neighbours' surveyor to draw up a "Party Wall Award". The Award will contain the exact detail of how the new extension is to be constructed along (or close to) the boundary line, foundation type and gutter arrangement.
6. Matters controlled under Building Regulations or other non-planning legislation. The planning drawings show the layout, massing and appearance of the scheme, but don’t contain information on the proposed construction, the structural or drainage details, fire precautions etc.