AGENTS FORUM 9 th July 2014. Agents Forum INTRODUCTIONS.
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Transcript of AGENTS FORUM 9 th July 2014. Agents Forum INTRODUCTIONS.
AGENTS FORUM
9th July 2014
Agents Forum
INTRODUCTIONS
Agents Forum
DRAFT ALLOCATIONS PLAN
Agents Forum
CHANGES TO PLANNING LEGISLATION
National Planning Practice Guidance (NPPG)
Agents Forum
Agents Forum
• National Planning Policy Framework- (NPPF). • Introduced a set of streamlined national
planning policy.
• National Planning Practice Guidance- (NPPG).• A significantly reduced series of guidance
has been published
Agents Forum
• Series of circulars and planning guidance notes have been cancelled.
• The new guidance does cover a wide range of topic areas including Design, Use of Conditions, Flood Risk and Enforcement.
• Guidance should be viewed on line. http://planningguidance.planningportal.gov.uk/
Agents Forum
Permitted Development- Prior Approvals
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• A “mini” Planning Application
• Relates to proposals which are permitted development
• Seeks to enable the LPA to have a say in aspects of the scheme
• Agricultural Buildings, Telecommunications, larger household extensions
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• New Categories
• Shops and offices to residential
• Agricultural buildings to commercial or residential
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• Prior Approval Barn Conversions
• Only limited guidance available
• Case law and appeal decisions likely to set practical use
• FODDC have set some guidance published on web
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• The building may not be enlarged in any dimension
• The curtilage cannot exceed the footprint of the building
• The building has to have a current agricultural use and is part of an established agricultural unit
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• Up to 3 dwellings can be created but the total floor area may not exceed 450sq metres
• Agricultural tenants have to agree and no application can be made within a year of terminating a tenancy
• Permitted development rights for buildings must not have been used
• If exercised, permitted development rights for new Ag buildings restricted
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• The regulations do allow for the installation or replacement of windows, doors, roofs or exterior walls, installation of services reasonably necessary for the building to function as a dwelling house and allows partial demolition
Conversions not permitted
• Listed Buildings, Buildings within Conservation Areas or AONBs
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How are the Submissions Determined?• 56 day period
Issues for Consideration• Transport and Highways Impacts• Noise• Contamination• Flood Risk• Location and Siting : Is it impractical or
undesirable to convert
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• Prior Approval for the Siting and Design of the Building may also be requested.
Protected Species• Not referred to as specific criteria for
consideration • However the DCLG consultation response
stated“All changes under permitted development are required to meet necessary habitats and environmental legislation and regulations”
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Accordingly, in the majority of cases the Prior Approval application will need to be accompanied by a protected species survey, with a mitigation strategy if species are found
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Key Points• It must be a conversion, therefore, wholesale
rebuilding of a structure will not be supported. This means that some types of buildings are not deemed to be suitable
Dutch and Pole BarnsGlasshouses
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Curtilage is deemed to include the parking andAccess. Small barns which need extensive newaccesses are likely to need full planningpermission instead.
Many barns will need Full Planning permission.However the government's commitment to theprinciple that barns are suitable for residential usewill be a material consideration
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CHANGES TO LISTED BUILDING LEGISLATION
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Heritage Partnerships
Listed Building Consent Orders
Certificate of Lawfulness of Proposed Works
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Conservation Area Consents replaced by
Planning Permissions
Listed Building Entries can be more precise: confirming features/buildings not given protection
Agents Forum
NEIGHBOURHOOD PLANS
Agents Forum
REVIEW OF SERVICE
Don’t forget to submit your questionnaire
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ENFORCEMENT PLAN
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Replaces Enforcement Protocol
NPPF requires LPAs to have Enf. Plan
Viewable on-line http://www.fdean.gov.uk/nqcontent.cfm?a_id=6490&tt=graphic
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How we will deal with Complaints
Procedures- What you can expect
Tools available
Shorter, simpler user friendly document
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FUTURE OF THE FORUM
Agents Forum
ANY OTHER ISSUES