Which circumstances do not require planning permission?

It is not usually necessary to obtain planning permission to carry out basic maintenance or repair work on your roof. The following modifications can normally be completed without needing permission from the planners:

• Any modification that is less than 150 mm from the pre-existing roof plane
• Modifications that are shorter than the highest section of the pre-existing roof.
• Installation of skylights or roof-lights into the roof

When is permission likely to be necessary?

The main instances requiring planning permission for work on the roof include those living in flats or a listed building. Additionally, for properties situated in protected areas, such as a National Park, you should consult the local planners before starting any work.

Permission will also be needed if your project exceeds the limitations of allowed work. For example, if you are extending the size of the roof by more than 150 mm from the pre-existing roof, then this will often be treated as a loft conversion or extension and therefore requires planning permission.

Any other considerations before starting work?

If the work on the roof is part of a larger project, such as property change of use or extension, then you’re likely to require planning permission. Also, while many roof projects do not require planning permission, they are still subject to building regulations. Another important consideration to bear in mind before beginning any work on your roof is the impact it could have on wildlife. In particular, if the work is going to disturb a protect species, such as bats, you may have to apply for a wildlife licence.

If you’d like further guidance on your roof and planning permission, don’t hesitate to contact us today.

1. Design and Access Statement

This should be a straightforward statement or report, explaining the thought process behind the design. As it accompanies the main proposal and is an important part of the planning permission decision making process.  It is made available for anyone to see and it should avoid any unnecessary technical terminology.

The design and access statement also needs to show the applicant has considered how the design proposal will affect anyone wanting to use the development once completed. For example, they may need to explain how it will be made accessible for older people or young children. There isn’t a set length, but the design and access statement needs to reflect the complexity of the project. So a large scale development is likely to require a longer statement than an extension to a private property.

2. Site Location Plan

The site location plan, also referred to as a ‘location plan’, is needed to show how the new development would sit in relation to surrounding properties. It needs to be on an up to date map, made on an established metrical scale (usually 1:1250 or 1:2500).The position of the new development should be outlined in red on the site location plan, while any additional land owned by the planning applicant, which is near to or adjoining the site of the new development needs to be outlined in blue.

3. Block Plan

The block plan, which is also known as a ‘site plan’, is designed to show the new development in relation to the property boundaries. Block plans should be submitted on an up to date map, with the scale typically 1:200 or 1:500. The block plan needs to show the size and location of any the pre-existing property and its relation to the boundary. It should also include the size and location of any other buildings and their uses that are within the property boundary and the positioning and size of any streets adjacent to the property plot.

If you are uncertain about your supporting documentation or have any queries, it is worth seeking advice. One of the most common reasons for applications failing is if the supporting plans and statements are invalid. Also, take some time to look on the Planning Portal for the most recent advice regarding planning permission documentation.

To talk through any part of the planning permission process, please contact us – we’ll be happy to help.

Once your application has been received, it will be considered by the local planners. Then, they will respond to you with their decision in writing. It is worth noting that the precise process will vary between different local authorities.

What is the timescale?

Most planning decisions are made within eight weeks. Exceptions to this can be large or complex cases, which can take up to thirteen weeks for a decision to be granted. After a planning permission decision has been granted, you normally have three years to begin the development, unless otherwise stated in the permission. If you haven’t started your project by this time, then you’ll either need to re-apply or request and extension.

Planning permission decisions and conditions

If the planners place any specific requirements or conditions, as part of granting planning permission, then these have to be fulfilled before any development can begin. This could include submitting further details about specific aspects of your plan, gaining consent for work on listed buildings or submitting a more detailed application if only outline permission was granted. Any change of use of a property also requires specific planning permission. Also, any significant changes to the initial plans would require you to re-apply for permission.

What to do if you are not granted permission?

Firstly, if your local authority refuses your application, they must provide you the reasons behind their decision in writing. It is important to talk through you concerns with local planners and find out if any modifications to your plans might change their decision. It might be possible for you to re-submit your altered plan for free within twelve months if your initial application was rejected.

If you believe the planner’s decision is unreasonable, then it is possible to lodge and appeal. Though, this should only ever be a last resort. Remember that your architect will be able to guide you through the whole planning permission process.

For more advice on planning and the planning permission decision process, please feel free to contact us.

[image credit: dddesignltd.com]

When should you get retail planning permission?

It is not necessary to obtain permission prior to beginning a project. But, if permission is declined, then all work must be undone and the property returned to its original state. So, before getting started, it is advisable to talk to your architect and local planners about then specific planning requirements for your shop project. Taking this step will, in all likelihood, save you time and money.

Changing your property into a shop

Retail planning permission is likely to be required if you’re changing the use of your property into a shop. For those wanting to change residential properties into shops, it is worth bearing in mind many planning authorities have specific areas that are designated for commercial use. Seeking permission for properties outside of these areas will be more difficult. But, even changing other commercial properties for retail usage will require permission from the planners. For more information read our blog on property change of use.

Altering retail adverts and signage

Even if your property is already used as a shop, there can be cases of works and improvement that require planning permission. While some adverts relating to the business may already have deemed consent, it’s worth double-checking this. Displaying adverts without the relevant permission is considered a criminal offence. Also, bear in mind that similar planning rules exist for shop signage.

For further information, please contact us and we’ll be happy to talk about planning permission requirements.

Here are just a few updates of some of the fantastic projects that we’re currently involved in at Anthony Rickett Architects.

Working with Greene King Pub chain

Design shortlisted for TV series location

We are very excited that 54B Kenilworth Road, one of our profiled properties, has been shortlisted by Maverick TV as a location to film their latest series. The property is a redeveloped coach house that encapsulates a contemporary approach to design.

Based in the Custard Factory, Maverick TV has a proven track record in TV production. Following the success of Embarrassing Bodies and 10 years Younger, the production company have now launched a new series, ‘Last Chance Salon’, for Discovery Channel.

We met with Francois Gandolsi, the Director, on site. In a very positive meeting, we discussed temporary alterations to the property to facilitate filming. 54B Kenilworth Road is considered a suitable location for this and also potential future projects. We will keep you informed of any further updates through our blog.

The planning system, to be effective, must be streamlined, efficient, objective and inclusive. A difficult balance to achieve, particularly as development is such an emotive subject.

Clear organisation and firm guidelines are required to ensure it is properly implemented and that all involved understand the process.

Government proposes increased localisation

It is therefore somewhat unnerving, or at least confusing, that a major emphasis of the government’s planning proposal in Laying the Foundations: A Housing Strategy for England is an increased focus on the input of local communities.

In Chapter 2 of the document ‘Increasing supply: more homes, stable growth’ the government calls for:

Risks of prioritising local involvement

Development is a sensitive issue and certain aspects can be highly subjective. Although some would point to successful projects that defy this, the potential for development does not exist at the whim of local communities. We feel that any legislative system that relies on locally elected representatives to contribute and ultimately determine a debate about development is a compromised system.

There has to be a structure for communities to work towards. Indeed, it already exists. It is called the Development Plan and the community proposals must be broadly in line with its contents. The Development Plan is prepared at a district level and adopted into policy. It must follow the guidance of the National Planning Policy Framework, which is set at a national level.

How should the planners proceed?

The planning system should abandon the inspirational in favour of the pragmatic. Unless the government is prepared to extend its Design Council funding to allow every community group access to professional advice and counselling over their proposals for development, then the scope for alteration is limited. For the short term, the Planning Inspectorate should be steeling itself for a deluge of appeals.

Want to know more about the planning system and how it might affect your scheme or development? Feel free to get in touch with us.

Job role/specification:

Experience/skills required:

If you are interested in applying for this role, send your CV to dan@rickett.co.uk or call 01327 361268 for more details.

If you want to change the commerical use of a property you will certain have to make an application. If you wanted to develop a property by converting it for multiple occupancy, there is a good chance you will need to think about the implications of change of use.

We’ve outlined an introduction to changing the use of your property as well as some of the considerations you need to think about for securing the relevant permission.

Understanding property use classes

Properties are divided into classes, depending on their use. Guides to property use classes can be found on the internet, some links are included below.

These can help you find out the existing class of your property. Though, ultimately, it is local planning authorities who decide which class your property falls under.

• http://www.planningportal.gov.uk/permission/commonprojects/changeofuse/

• http://www.p4l.co.uk/guidtocomuse.html

• http://www.planning-applications.co.uk/uconewclasses.htm

Changing the property class

Property change of use can mean it needs to be reclassified, which will need planning permission. You will need to secure the relevant permission from your local authority, before starting on any alteration projects. This is something that your architect will be able to help you with. 
It is advisable, prior to purchasing or renting a property, to find out if you will need planning permission to change the use. It is also worth enquiring how likely you are to secure the necessary permission. Also, bear in mind that planning permission may still be required for other work being done to the property.

Not all changes of use require permission

There are occasions where a change of use doesn’t need planning permission. If both the present and the proposed new use of the property fall within the same class, then permission is not usually needed. A bookshop, for example, could be turned into a clothes shop without planning permission. 
There are also instances where even changing the property use class doesn’t require permission, such as turning a restaurant into a shop. But, as planning permission is likely to be required for any significant property change of use, it is a good idea to secure guidance from your architect and local authorities before making any assumptions about planning requirements.

To find out more about property change of use and planning permission considerations, feel free to get in touch with us.

This blog aims to help you understand the role your architect plays and what is needed of you. Let’s start off by outlining the basic architectural terms:

- Tender: the process of inviting builders to bid for the construction of your project, leading to
- Contract: the document that defines the terms of how the contractor will carry out your project.

Guidance through the tender process

With special consideration of your project, your architect will advise you on the type and form of building contract you need. With your consent, your architect will then draw up the tender documents outlining the requirements of the project and distribute them to suitable contractors.

Your architect will respond to any questions and provide additional information that the general contractors who want to bid on the project may request. The contractor will then respond with their bid, usually quoting a total price and the estimated completion date. As a professional, your architecture will review the bids and seek clarification, as appropriate, in order to help you make the best decision. The process is made simple to you, as your architect will get paperwork in order and then advise you on the bids you’ve received, including by ranking them in order of suitability.

At this stage of the process, its your decision. Not all tenders end in you finding a suitable bidder. Before re-tendering the project, your architect can provide expert advise on how to adapt your requirements, and bring costs down. If the offers are within your price range and you also find the contractor to be the right partner for the job, you can accept their tender and move forward to the contract stage.

Guidance through the contract process

Your architect will make sure the contract process goes smoothly with minimal effort on your part. Once you’ve found a contractor, your architect will proceed to:

- Prepare building contract documentation
- Liaise with contractor over site set up, project programme and progress
- Administer the terms of the contract and prepare financial certificates

The tender and contract process is crucial to the success of your property development. Achieving clarity on deliverables, timings and costs is a significant milestone in a development.

Getting these elements right is sure to have a significant impact on the success of your project. If you want to discuss your project and get input on how to successfully reach the contract stage, contact Rickett now for a no-obligation conversation.

What does the feasibility study mean to me?