Additional Front Storey + Side & Rear Extensions

Holistic Residential Architecture by Fining Associates

This project at Elmlands Grove in York demonstrates what can be achieved when a family home is considered holistically, rather than treating an extension as a simple bolt-on. Working closely with our client, Fining Associates designed and successfully secured full planning permission for a complex scheme comprising a two-storey front extension, a first-floor side extension, and a single-storey rear extension. Together, these complementary additions significantly expand and modernize the property.

Project Breakdown: A Three-Pronged Approach

1. Contemporary Single-Storey Rear Extension

The most striking element of the scheme is the single-storey rear extension, which replaced an existing conservatory with a 6-metre-long, flat-roofed sunroom.

Design Features: Extensive floor-to-ceiling glazing, bi-folding doors, and cedar cladding.
The Result: The space floods with natural light, creating a seamless indoor-outdoor connection. Recognized by planning officers as “very contemporary in style”, the modern flat roof and cladding deliberately contrast with the original house—a confident design approach that breathes new life into the property.

Rear view of the original detached house at 1 Elmlands Grove, York, featuring the existing white conservatory before its demolition and replacement with a contemporary sun room

Side-angle view of a modern rear extension featuring extensive glazing and bi-folding doors, replacing a traditional conservatory in a suburban York home

2. Two-Storey Front Extension (Additional Storey)

Adding an additional storey to a front elevation is notoriously difficult to achieve under local planning guidelines, as it directly impacts the main streetscene. To the front elevation, a two-storey extension was added above and forward of the existing porch.

Design Process: Navigating this complex element required adaptability and expert planning knowledge. During the application process, we submitted amended plans to simplify the roofline, ensuring it was clad in matching tiles to respect the local character.
The Result: The rare addition sits comfortably within the Heworth streetscene. It successfully adds meaningful internal space across both floors while maintaining the proportions of the original dwelling, securing an approval that many properties struggle to obtain.

3. First-Floor Side Extension

The side of the property was reconfigured by raising the height of the existing flat-roofed garage.

Design Features: We incorporated a hipped roof to accommodate a new first-floor en-suite bathroom.
The Result: The new roof pitch was carefully matched to the main house. By retaining a gap to the side boundary, we ensured the site was not overdeveloped, satisfying planning requirements for residential amenity.

Navigating City of York Council Planning Permission

Securing planning permission for multiple simultaneous extensions requires a considered approach to design and a thorough understanding of local policy. At Fining Associates, we have extensive experience navigating the specific requirements of the City of York Council.
For prospective clients planning a project today, it is vital to navigate the updated City of York Local Plan (Adopted May 2025), alongside the House Extensions and Alterations Supplementary Planning Document (SPD).
Our designs successfully align with these critical local frameworks:

Policy D1 (Design Quality): The current Local Plan requires all development proposals to respond positively to their immediate architectural context and local character, protecting the amenity of current and neighbouring occupiers.
Policy D11 (Extensions and Alterations to Existing Buildings): Under the current Local Plan, proposals to extend or alter existing buildings must respond positively to their immediate architectural context and local character. The design must also protect the amenity of current and neighbouring occupiers. For the Elmlands Grove project, our designs demonstrated how contemporary additions can respect the streetscene and avoid overdevelopment.
The York Extensions SPD: We ensure all projects adhere to the SPD, which provides specific guidance relating to privacy, overshadowing, oppressiveness, and general amenity. A basic principle of this guidance is that any extension should normally be in keeping with the appearance, scale, design, and character of both the existing dwelling and the road/street-scene it is located on. Furthermore, proposals must not unduly affect neighbouring amenity—with particular regard to privacy, overshadowing, loss of light, over-dominance, and loss of outlook.

Through detailed architectural drawings, proactive amendments, and close dialogue with planning officers, we continually demonstrate that our designs meet these stringent requirements. For Elmlands Grove, approval was secured across all three extensions by proving the development would not harm the streetscene or neighbour amenity.

Ready to Transform Your York Home?

Fining Associates have been designing residential extensions and securing planning permission across York and Yorkshire since 1988. Whether you are considering a contemporary rear sunroom, a complex multi-storey extension, or simply want advice on navigating the latest Local Plan and SPD guidelines, we can guide you through the entire process.