Planning Permission Tips UK - Understanding Your Local Planning Officer - They are Only Human
This time of year often sees an explosion in new enquiries for development schemes but the irony of this fact is that most people think that they are in time for a Spring/early summer build if they start the Planning & design process now through the Local Authority?? Sorry but this thinking should have been at the end of last summer - September at the latest. In most cases people do not seem to realise the time scales involved ....... 1 month for survey & design build up, another 2 weeks for clients alterations & Planning upgrade, 2 to 3 months for Planning Approval, 4 weeks for the Building Regulations upgrade, 5 weeks for the Building Regulations & tender & then 4 months to fit in with your chosen Builders programme & work schedule. Add that all up & 6 months would seem a challenging task. The moral? - If you have a development project start the design & formal applications process as soon as possible & at least 6 months (in most cases) should be allowed before you can start on site from inception. HOW MANY MORE TIMES DO I HAVE TO SAY THIS? Understanding Planning Officers - Now I warn you that I will be speaking in general terms on this topic but this is the only way that I can express how most of our experiences have been. Yes there are exceptions & yes we shouldn't stereo-type folk but lets hit the nail on the head more often that we miss eh! - so I apologise now for what I am about to reveal in this light hearted cynical way. Firstly, you have to remember that 'Development Control' is generally the 'scummy' end of the Planning Officers career ladder. Its the place where all spotty 24 year old inexperienced graduates cut their teeth on for 2 to 7 years before being 'relocated' or 'on sicondment' to another Planning Department or Council. Most experienced Planning Officers are no longer at the sharp end of Development Control (householder applications & the like). These Officers often move on to 'policy' or become 'Team Leaders' simply attending to the queries of their junior counterparts amongst other more senior duties. Therefore you have to understand that there is a 80% probability that your first experiences with your own residential development scheme (that is a matter of life or death to your own success in life) is dependent upon a very junior member of the Planning team who will have very little experience of the 'real life' practical matters relating to your scheme. His or her judgment of your proposal will be 90% guided by their own interpretation of how your scheme fits in with their local plan policy & relevant design guides - oh how they love those design guides - it means they don't have to think or stick your necks out in support of a scheme that slightly deviates form these documents as these are the 'holy grail' to the untrained & inexperienced. It is so easy to hide behind the written word that has been compiled by more experienced Officers - why stand out from the crowd to suggest otherwise & be counted or shot down in flames when you can so easily 'meander' through ones Planning career thrusting these policy & design guides to the forefront as a shield & defence to maintaining the status quo. Regretfully, this is typical throughout our professions so its a bit unfair to have a pop at the Planners but this is the industry we are involved in so its important to understand their mind set in order for you to gain maximum benefit form a suitably designed development plan & a quick approval. If your extension or residential development scheme deviates in any way from the Planners written guidance then beware - your scheme is likely to be refused unless you can present them with a very good design brief that explains why you have deviated & how this deviation should be permitted in wholly Planning terms that will allow them to write up their report in a favourable manner. Most design deviations presented by the householder without professional help to support their case will normally fail. An experienced Agent using 'planning speak' or 'jargon' that the Planners understand can often defend this deviation far more strongly & precisely than the DIY householder stating irrelevant facts unrelated to Planning Matters. A well written supporting design brief will normally ensure that the experienced Team Leader will at least be brought into the decision making process by the ill equipped Junior Officer. Planning Team Leaders will say that ALL junior decisions are passed through them prior to final decision but in the real world they simply do not have the time or resources to thoroughly read , vet & reassess every Junior Officers report prior to final signing. With the increase in delegated decisions year on year (not being presented for discussion at a full Planning Panel Meeting) , the opportunity for more & more non-conforming designs to be automatically refused irrespective of the site specific circumstances that may warrant deviation, will for ever grow. My advice is clear - go read the planning policy & any design guides for what you are intending to do & try to ensure that your scheme follows these principals. Should your scheme deviate then your are best seeking advice from a professional Planning or Design Agent prior to final design plans. The golden rule is simple - no matter how much logic & common sense you have personally applied to your development, unless the Junior Officer can write a favourable report that covers the areas of relevant Planning issues contained within the planning policy or design guides that generally fits in with your own proposal, then do not bother wasting time & costs with an application that deviates from this unless you have sought professional help right from the start. HOWEVER, should you be blessed with a more senior Officer for your application (& for that I mean 5+ years of experience acting as a Development Control Officer preferably at the same Local Authority for good local knowledge) then you could argue & defend any design deviation far more easily without professional help as he/she will be able to understand your point of view due to their extensive 'sharp end' experiences & be far more sympathetic to your needs. Some will even offer design guidance on any alterations to overcome sustainable Planning objections so lifes not all bad at Development Control even though they are under growing pressure to resolve applications within 8 weeks to access higher government grants which often means NO NEGOTIATION TIME ALLOWED - but that's another storey for debate that we won't go into here. Our 'Maximum Build Planning Guide' explains further the Planning Officers role & how to submit schemes that seek to obtain Officer support right from the start. To the uninitiated, submitting a non-compliant scheme for Planning Permission will usually result in refusal. Our guide explains techniques & tips on how to resolve this process so that the Officer becomes your friend. The first hurdle to overcome in any Planning application is for the Case Officer to recommend approval of your scheme in his/her report - without it most residential development applications will be refused. Our 'Maximum Build Planning Guide' explains further the issues involved when developing or extending a property for planning permission. http://www.planning-approval.co.uk
Related News
|
 |
|
|
RELATED ARTICLES
How to Modify Your Landscaping to Protect Your House from Burglars
Believe it or not, landscaping can be an important part of a good home security plan. A burglar who is "casing the joint" from the street will choose the house with tall shrubs and trees that provide hiding places. Homes with little or no outdoor lighting are preferred targets as well.
Planning Permission Tips UK - Conservatories - Dispelling a Myth
It's now well into the new year and the residential development scene has got off to a good start again. All this talk about 'slow down' certainly hasn't affected peoples desire to improve rather than move. Building Design Agents are often the first barometer within the building trade of any ups or downs in trends and I certainly haven't noticed any lessening of work.
Design Elements
A well-decorated room can still lack personality. To give your room a personality, choose from among these basic design elements, modify them to suit your tastes and implement them in a way which is just right for you.
A Look at Steel Building Kits
Steel building kits are a comprehensive set of all the parts required to assemble a steel building. They contain everything right from pre-drilled holes to the bolts for joining the individual components together. These components are designed using advanced technologies, with astounding accuracy. As 70% of steel buildings are constructed at the manufacturing site itself, all that is required is the assembly of the various parts in the kit through a step-by-step process. When the whole steel building kit is from an authorized manufacturer, the structural integrity of the components can be guaranteed. Steel building kits are personalized as per the specific requirements of the purchaser; hence all the options and codes need to be considered for accurate building specification.
Quick and Dirty Guide to Wood Flooring
If you've always longed for hardwood floors, you're in good company. While soft wooden floors date back to the Colonial era, hardwood floors first burst on the scene in the late 17th century. If you only know that you want hardwood floors gracing your home, read this quick and dirty guide so that your head won't spin when you talk with your contractor. This ten-minute read will guide you through the basics of wood species, grades, types and styles.
Planning Permission Tips UK: The Value of Design Statements When Submitting a Planning Application
Planning Permission Tips UK - Permitted Development Allowances - Not the Golden Goose You Imagine
There is a perception amongst most folk that every house is allowed a certain percentage of extension development without the need for formal Planning Permission. People seem to think that it applies to them even when they purchase an already extended property.
Removing Old Aluminum Windows
This week we are going to talk about the process of actually removing your aluminum windows in preparation for installing vinyl replacement windows. Let's start with a horizontal sliding window, which is pretty common nationwide. There is going to be a sliding panel and a stationary panel. You want to remove the slider first. All you do is slide the panel open, grab the sides of the panel with your hands,lift up and swing out. Under ideal circumstances, it would be that easy. However, there are small obstacles that can prevent you from lifting out the panel.
Easy To Follow Tips For Keeping Energy Costs Down
When it comes to cooling our homes and businesses, the cost of air conditioning just seems to keep going up and up. This year is no different. We like the cool comfort of dryer less humid air and we are willing to pay for it. However, there is no reason to just give your money away to the utility company. Older homes are typically thought of as energy wasters. However, newer homes from the 70's and later also have issues when it comes to energy efficiency. More often than not there are mature trees surrounding the older homes. New construction generally stands in a flattened area with new landscaping. If you have ever lived in this new construction, you know immediately that there is a difference in the temperature of your rooms because there is no shade. Check the thermal envelope of the home. If you are asking what a thermal envelope is, it is everything that protects the indoors of the home from the elements and the outdoors. This includes the wall and roof assemblies, insulation, air/vapor retarders, windows, weather stripping and caulking. If you are considering buying a home or you just need to remodel and improve your existing home, know as much as you can about the shell and what is protecting you and you will be ahead of the game when it comes to lowering utility costs. There are some common sense things you can do to cut your energy costs and keep your homes and businesses cool at the same time.
Designing With Hardwood Floors
Hardwood floors are suited to both casual and formal environments; they feel at home with modern or traditional and will compliment the decor of both minimalist and eclectic designs. Hardwood can be classic, rock, jazz, country, or hip hop. Today's State-of-the-art technology coupled with an almost limitless choice of stains, finishes, styles and designs makes hardwood flooring one of the most practical and versatile floor coverings available. Their beauty is enduring and like a fine wine, they mature with age.
Installing Vinyl Replacement Sliding Glass Doors
Last week I told you how to remove your old sliding glass door in preparation for the installation of the vinyl replacement door. Let's go through the installation procedure for both the Retrofit style and replacement style frames.
Cheap Interior Design Ideas
Cheap interior design ideas come in many forms these days. From television shows to magazines, the industry is trying to teach the consumer how to design cheap. In the past, ideas such as cheap design shows would have left most interior designers horrified. The industry of interior design has changed dramatically over the past few years in order to better accommodate consumers.
Replacement or Retrofit Style Frame? Which is Right for You?
Last week I told you how to measure for your vinyl replacement windows when replacing aluminum windows. Now that you're ready to order your new vinyl replacement windows, we need to talk about the different frame style options available. In most of the country your choices are limited to either new construction or replacement frames. New construction frames come with a nailing fin to attach the frame to the studs during the construction of the new home. The replacement frame is basically the new construction frame minus the nailing fin.
How To Clean Your Air Conditioner Like A Pro
Jack Frost is nipping at our nose and Santa Clause has just left. The eastern seaboard has just received their third blizzard for a total of over 125 cm (56 inches) of snow in one week. So, who in their right mind would be thinking about window air conditioners at this time of year?
Tips and Suggestions To Help You Plan and Build Your Own Log Home
Log Cabin Homes: They have come a long way. Here are some tips and suggestions to help you plan and build your own. Plus be sure to consider the floor plans and not overlook anything.
Be Cool and Comfortable While Saving Money
The cost of energy is on the rise, so if you want to have better air quality and feel more comfortable, you must be prepared to pay for it. People in homes and businesses are looking for ways to save money and still remain comfortably cool. Purchasing a portable air conditioner is one way to lower your energy costs. Central air conditioning an entire home is expensive. The portable model will cut down on the cost by only spot cooling the room you wish. Ceiling fans help circulate the air while a dehumidifier takes the moisture out of the air. These two work in tandem with portable air conditioners creating totally comfortable surroundings. Your sunroom might be the warmest room in the house or your bedroom might be located on the second floor.
Seven Energy Conservation Tips to Help Homeowners Save Money
In an effort to help consumers in the Atlanta area combat high utility bills, RS Andrews provides this consumer awareness release to advise homeowners on seven ways that they can conserve energy to save money each summer.
Beginning Interior Design
Beginning interior design is a challenging, exciting adventure that one must be willing to endure sacrifices and even at times costly mistakes in order to complete this learning successfully.
Avoiding Leaks When Installing Vinyl Retrofit Windows
These days a lot of homeowners are replacing their old windows with vinyl windows using the retrofit style of window frame. This is particularly true in the west, and specifically, in California. The number one arguement that I have heard against using the retrofit method, is that it is susceptible to water leaks. Well, that's true if you don't do it properly. But, if you do a complete tearout of your old window down to the studs, you're going to have water leak issues there as well if you don't install the new window properly. So I think that arguement is, well, all wet. So, let me tell you the best way to install your retrofit windows that will ensure that water cannot get in.
Make Your Home Secure
The following list offers some inexpensive ways to make your home secure:
|
