Which country are you in?

PD in Scotland is completely different from England. Wales and NI are more like England but I think they're slightly different.

England.

I think we may be able to manage with the 3m on the lowest level, however the principle elevation and visible walls would only measure 2m which is a pain as doors will look a little odd. Perhaps it is worth going for a full planning application after all!

Plan B.

Could you do something as simple as extending your eaves to give sheltered storage, with or without a vertical screen at the outside ?

I always have infinite amounts of things lying around that would benefit from that setup - from brushes to bikes to bricks to birdboxes (location for).

Ferdinand

Plan B was my thought too, however the rules state eaves are where wall meets roof so overhang doesn't help.

Ground is naturally that way, however if I was needing just 100-200mm I could build up the rear pathway.

The building is already there, and althought a metre from the boundary it is no way near other properties so neighbours are no problem. The highest/main ground level is the same level as the front drive, main road and front elevation so the issue is that the garden is naturally lower behind.

The above quote is what I read too and there are even diagrams stating the same highest level principle. So confused!

May have another chat with planning anyway and try and clarify.

I think you are right, the ground level is measured from the highest part of the ground.

Look at this link, the situation we are talking about is noumber 2

http://planningjungle.com/wp-content/uploads/Part-1-of-the-GPDO-The-10-Worst-Permitted-Development-Loopholes.pdf

Also the PD Techincal Guidance issued by the Department of Communities and Local Governement also agrees with the measurement from the highest ground level. See page 4 under the definition of "height".

http://www.planningportal.gov.uk/uploads/100806_PDforhouseholders_TechnicalGuidance.pdf

I find it immensely frustrating when the planners don't have clue about the rules they are meant to apply. There is no reason why Nick Parsons scheme wasn't PD - if the planner was quoting the 3m from the lowest ground level he needs to go and get retrained.

At least with PD there is only the rules and no subjectivity. I had to withdraw a planning application for a 2 two extension to my house because the "modern flat roof design and contemporary exterior and would be considered out of character with the existing dwelling and so have a determenatal impact on the street scene. Never mind the extension design matched the modern contemporary monpitch and flat roof dwelling they approved the week before in the rear garden. Or the fact that their guide lines say that extensions should show a clear delineation between old and new, but this apparently translates to mean the same materials with a set back in the walls and a drop in ridge and eaves.

They have said they would be likely accept be putting a hipped pitch with a flat area on the top out of site, even though this will add about 1.5m in height.

Posted By: restorationcouplejust adding a pitched roof to an existing building, does this allow for an attic area? ?

Yes of course it does, especially if you do it afterwards

If we do need to have a stone finish, has anyone had any experience with stone cladding, and could it be done over EWI?

Definition of Original and Existing from:

http://www.planningportal.gov.uk/uploads/100806_PDforhouseholders_TechnicalGuidance.pdf

“Original” - means a building as it existed on 1 July 1948 where it was built before that date, and as it was built when built after that date.
“Existing” - means a building as it existed immediately before any permitted development (eg a house extension) is undertaken. The existing house will include previous development to the house, whether undertaken as permitted development or as development resulting from a planning permission from the local authority.