floor plans refused due to height - digging down... anyone?

5 years ago

Hi,

Just ahd floor plans refused by local council due to height of extension exceeding the original ridge height. Now thinking of digging down a bit to lower the ridge on the extension. Does anyone know what this is called in the trades as I'm struggling to show up anything on google.

Anyone got any 'war stories' about having the inside floor level lower than the outside ground level? in advance.

Thanks

Sort by:Oldest

Comments (5)

Harry Boy
Original Author
5 years ago
ere is a cross section view to give indication of height. We're only talking around 500mm.

This cross section (top right in pic) shows the proposed extension exceeding existing ridge height by 550mm.

Could we excavate deeper to overcome this?
Jonathan
5 years ago
Yes you can excavate but this has a cost implication - check that you are prepared for this as it can be expensive as it is not just the cost of building down because you may need to move services, change external landscaping, and overcome the issue of how you transition from one room to the next.
Related Discussions
Home layout dilema after plans approved for extension into barn
Q
Comments (28)
Hi Minnie, Thanks for this. You've had some serious thought into my predicament. There is a scale on the drawing but for you its approx 12m x 5.8 (external of the barn unit excluding 'link) but walls are quite thick. I do like your idea and think modern living, which i like tends to focus round a kitchen dining living space which doing what you say would achieve. I think I'm going to have to sketch up your ideas too and see which would practically be the better choice. We've probably spent most of our time obsessing over a really nice master, when actually you spend little time in it... well little time awake. so does it need to be so big. Id hoped to actually create a similar kitchen dining experience by removing the wall between the kitchen and living room to crate a bigger room. This would enable a small island and allow space for a dining table in the current front room and replacing the windows on the kitchen facing the garden with a more modern 'letterbox' picture postcard window to draw in the view. It was also my concern that creating this kitchen / dining in the barn would negate the need to use the original house as all family time would realistically be spend on the ground foor of the barn / bedrooms above. For what essentially is a compromise to what we had originally submitted to planning, i don't want to create anything that means the house becomes the subordinate or poorer relation to the new. It should flow and be part of the whole. I think if we went with the kitchen in barn (as awesome as it would be) wed just may as well not build the link and make a separate house minus your boot room of course. This would maximise our investment but I'm not a developer, Money is not the driver.
...See More
BORA induction hob with down draft
Q
Comments (258)
Latest advice appreciated on the best big induction downdraught hobs please (Berbel, Bora, Gaggenau, Siemens, Bosch or others). We want best steam and fat clearance rates, quietest motors, easy-clean (unsure re self-clean, ducted or recirulated air). Berbel's FaceBook page features lots of customer complaints regarding after-sales service and spare parts, but some seem due to Covid delays which we think is unavoidable; another mentions guests sitting "in a haze" from the recirculated air and obviously nobody wants that! We need to order very soon but definitely don't want ceiling extraction. Many thanks for prompt replies!
...See More
Design dilemma - creative ideas to solve an extension dilemma! PLANS!
Q
Comments (11)
Concerns about tree roots could be from the neighbours or due to a TPO. We’ve been through this recently and have designed our extension to avoid the entire tree protection area (based on an arboricultural report-a requirement for us even to apply for planning). Despite that we have planning conditions on storage of building supplies (not near any trees), not being able to change ground levels (eg around patio areas) and being required to dig manually, not use diggers for fear of damage to roots. An arboricultural consultant should be able to advise on where and how you can build in relation to the tree, and then you would need the Council to accept the consultant's opinion. I assume the vendors must have had an opinion to plot the protection area? Also my understanding is that TPO legislation overrides permitted development legislation. As we've several TPOs, we’ve got to know the local council tree officers, but it’s the best approach as there can be heavy fines if you get it wrong.
...See More
Wondering if anyone can help with Loft/Extension layout please?
Q
Comments (20)
I literally just took a screen shot on my iPhone and edited it, whilst having my brunch. Others do great mock-ups but I’m no except just use Houzz as a great source of ideas. If you search “apps” on the discussion search bar you should find some recommendations. We did a loft conversion about 3yrs back in or small cottage so we had to make use of every spare space possible. Good luck with your project. It looks v exciting. Hopefully you will get some great ideas that you can work incorporate in your design.
...See More
PRO
User
5 years ago
As per your other thread, i'd go back to the planners with your pics of the neighbours homes that have already done this. If as you say it's several of them, then there is a precedence already set, and in fact you are making yours fit in with the rest.

Always be polite and ask if there was a particular problem? What didn't they like, is there a compromise etc?

Then appeal.
Ribena Drinker
5 years ago
I know this may be simplistic, but can you not square off the ridge so it's lower?

If you haven't got enough headroom to play with doing that, perhaps it could be a compromise with flattening the ridge and just digging down a little rather than a lot, or even look at the possibility of saving some height on the room below.

Of course I say all of this in total ignorance of building regs, so I may be suggesting something impossible or unworkable, but if not it may be worth a thought.
PRO
i-architect
5 years ago
First I would suggest that you go back to the planners and explore options with them, then possibly get a specialist planning consultant on board to help. It is really difficult to get a height increase approved on residential property in a residential area, but it is possible.

Future changes in planning legislation seem to be pushing for increased heights and potentially an extra storey will become permitted development in some areas, but this is very unlikely in residential areas to houses. Possibly as a result of this I've been finding planners extra sensitive to height increases lately.

Planners have a duty to be proactive in discussing your options with you, so they shouldn't have simply refused your application without discussing it with you and trying to seek a solution. Go back to them and talk it through - while this won't change the result you now have you can then appeal, or submit a different scheme. You won't be able to submit the same scheme again.

Yes a lower ground floor level is possible but a lot more expensive and has more technical complexities to deal with for building control and construction.

floor plans refused due to height - digging down... anyone?

Comments (5)

Harry Boy
Original Author

Jonathan

Related Discussions

User

Ribena Drinker

i-architect

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

floor plans refused due to height - digging down... anyone?

Comments (5)

Harry BoyOriginal Author

Jonathan

Related Discussions

User

Ribena Drinker

i-architect

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

Harry Boy
Original Author