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Planning Advisory Service (PAS)
Open group | Started - July 2012 | Last activity - Yesterday

Poor fallback position: very special circumstances

Benjamin Vickers, modified 1 Year ago.

Poor fallback position: very special circumstances

New Member Posts: 6 Join Date: 02/12/22 Recent Posts

Hi there, I hope members can help.

The site is Green Belt.

There is an extant permission for an extension to a double existing garage. This would have been initially approved by virtue of the exceptions of NPPF para 149:

NPPF 149.

A local planning authority should regard the construction of new buildings as inappropriate in the Green Belt. Exceptions to this are:

(c) the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;

Consequently, there is now a fallback position of an approved treble garage. 

The latest application proposes now detaching the proposed garage extension, creating a new single garage adjacent to the existing double garage. A gap will exist between the two garages with view of fields. 

Given the new proposal will create a gap between the garages...compared to the fallback is argued that this will create a greater sense of 'openness'. Consequently it is argued that 'very special circumstances' exist at this point? 

Be grateful for some thoughts. 

Helen Willows, modified 1 Year ago.

RE: Poor fallback position: very special circumstances

New Member Posts: 19 Join Date: 19/10/11 Recent Posts

First thought is that the built form will extend further than the fall back position so that is a -ve from an openness point of view. Second thought is that they will of course be able to come back afterwards and 'infill' that lovely gap under 149 (g) to create a quadruple garage. Nice.