Designing a verandah

I am pulling together a planning application for the new sheds (which I can not afford yet, but heck, worth getting it started, so I can be off like a Bondi Tram once I do have the money).

I decided while I was about it, to get planning permission for anything else I might like to do around the place on the grounds that once the slab is on the ground for the sheds I will be 'substantially commenced' and can get along at my own pace. This will include (believe it or not) planning permission for keeping bees in the back yard. But also a veranda for the front of the house.

I have resisted this idea for three years since the place has never had a verandah, but it being the weather wall, it does need one to protect the windows and doors so I can still open them when the horizontal rain has been on the go for too long.

Here is the front of the house: http://www.renovateforum.com/attachm...randah-023.jpg

There is not much space for a ledger, and the planning rules require a setback of 4.5 metres from the front boundary. The distance to the front of the house is (you guessed it) 4.5 metres. I can, however apply for a relaxation of that requirement in certain circumstances that I expect I can meet, if I get the design right.

It is in an area that is proposed for a local authority heritage precinct and is, individually, proposed for heritage listing. I work in heritage conservation so would like to be seen to lead by example, but am not even vaguely sure how to address this particular challenge. The only local example of a similar build with a verandah is the general store. That has a veranda that covers the footpath, so is not really of a domestic scale. I envisage a depth of around 2 metres to make it proportionally correct, and the ledger is limited to the space above the toplight and below the timber ornamental detail (about a one and a half weatherboard space - say 170mm?? (Not been up to measure it). The toplight is fixed (and looks a lot better than in this 'before' photo which is the only full frontal I have).

The steps, at present are too steep and stop above the bottom plate of the wall creating rot problems (now fixed) so moving them out a bit will be a good thing (and may involve a third step if the fall on the verandah is insufficient).

So thoughts please - photos of examples you like, concepts of appropriate solutions. A modern look is probably not appropriate, but a pared down historic approach would be good.

Looking forward to your thoughts and ideas on this one as it i has me stymied at present ...


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