Planning Applications, PD and the like (General Chat)

[George from SJM Planning]

On a now expired minerals site , do all post extraction plannings conditions have to be met?
Locally a site has expired, conditions were due to be completed within six months.
No actual minerals were extracted and the lpa are seemingly happy with only some of the conditions being met.
Can the lpa be forced to act and enforce the conditions in full?
Tia

It would depend on the exact wording but conditions should be complied with in full or an application made to vary or remove the condition altogether.
However a council will only enforce if it is in the public interest, and it generally only becomes in the public interest if somebody raises with the enforcement team.

 

[Breckland Boy]

It would depend on the exact wording but conditions should be complied with in full or an application made to vary or remove the condition altogether.
However a council will only enforce if it is in the public interest, and it generally only becomes in the public interest if somebody raises with the enforcement team.

Thank you

 

[GmB]

@George from SJM Planning I am wanting to roof over an existing concrete yard / cow feeding area. As I understand it, if I go down the PD route BNG is not needed. Would it be needed if they wanted full planning, and if so, what would it entail, bearing in mind the concrete yard is already there.
170m2, hope to get catchment funding so has to be done by the book.

 

[George from SJM Planning]

@George from SJM Planning I am wanting to roof over an existing concrete yard / cow feeding area. As I understand it, if I go down the PD route BNG is not needed. Would it be needed if they wanted full planning, and if so, what would it entail, bearing in mind the concrete yard is already there.
170m2, hope to get catchment funding so has to be done by the book.

Correct, BnG is not required on a Prior Approval application as you are not seeking planning permission, you are confirming that planning permission is not required. Until the GPDO is updated I do not believe that they can introduce it.

As for what a BnG calculation is and what it means for you, I will be honest and admit it goes right over my head. We rely on our ecologist to tell us what is required. In most cases, it will be a site visit, some crunching of numbers in a spreadsheet and then some advice on enhancements you can make on site, or a commuted payment. Considering it is just a concrete yard, then achieving a 10% gain should be relatively easy, maybe just leaving a corridor in a neighbouring field to go fallow, or, planting a hedge along a fenceline.

 

[Grass And Grain]

@George from SJM Planning I am wanting to roof over an existing concrete yard / cow feeding area. As I understand it, if I go down the PD route BNG is not needed. Would it be needed if they wanted full planning, and if so, what would it entail, bearing in mind the concrete yard is already there.
170m2, hope to get catchment funding so has to be done by the book.

I'm not a planning expert!! but was told there would be no biodiversity lost in such a situation.

However, the BNG forms/calculations would still need doing. To my mathematical mind 10% uplift from zero would still be zero, but I suppose it could be 10% of the site area requiring BNG.

Also told derelict buildings, brownfield sites etc could be a haven for bats, barn owls and other wildlife if nature has taken over. So BNG would be needed.

Just guesses.

 

[George from SJM Planning]

I'm not a planning expert!! but was told there would be no biodiversity lost in such a situation.

However, the BNG forms/calculations would still need doing. To my mathematical mind 10% uplift from zero would still be zero, but I suppose it could be 10% of the site area requiring BNG.

Also told derelict buildings, brownfield sites etc could be a haven for bats, barn owls and other wildlife if nature has taken over. So BNG would be needed.

Just guesses.

No site will have zero according to our ecologist - a crack in a concrete yard could be a habitat for a grass species. We were shocked to be told recenly that a derelict haulage yard that had started to become overgrown would have a significantly higher baseline than a greenfield site.

 

[GmB]

No site will have zero according to our ecologist - a crack in a concrete yard could be a habitat for a grass species. We were shocked to be told recenly that a derelict haulage yard that had started to become overgrown would have a significantly higher baseline than a greenfield site.

Thanks for prompt reply, sounds like I better get the moss off the roof and pull the bush out that is growing in the gutter…….

 

[theboytheboy]

Will the unintended consequences be that sites are sterilised before planning submissions?

I will admit to doing a very thorough "tidy" of a site before an ecologist visit last year. Nothing illegal, but certainly will have moved a few critters on from the local area.

 

[George from SJM Planning]

Will the unintended consequences be that sites are sterilised before planning submissions?

I will admit to doing a very thorough "tidy" of a site before an ecologist visit last year. Nothing illegal, but certainly will have moved a few critters on from the local area.

No this has been thought about, the BnG is date stamped, for example, we have a site that is road planings but the BnG is from 2020 when it was a grass field.
I am unsure if it is date stamped at 2020 or 4 years, or whether it is variable.

 

[tullah]

I want to make a no more than 50 metre gravel track into a clay field for car access only.
I can dig a hole and get the gravel from an adjacent field. I thought as gravel will be sourced on farm then no p permission needed.
We have always jfdi in the past but what’s the worst that can happen if planners don’t like it?

 

[Still Farming]

I want to make a no more than 50 metre gravel track into a clay field for car access only.
I can dig a hole and get the gravel from an adjacent field. I thought as gravel will be sourced on farm then no p permission needed.
We have always jfdi in the past but what’s the worst that can happen if planners don’t like it?

Is it just for farm or do you have barns ,shop, cottages there possibly??

 

[George from SJM Planning]

I want to make a no more than 50 metre gravel track into a clay field for car access only.
I can dig a hole and get the gravel from an adjacent field. I thought as gravel will be sourced on farm then no p permission needed.
We have always jfdi in the past but what’s the worst that can happen if planners don’t like it?

Assuming you have over 5Ha, and are in England we are looking at Part 6, Class A of the GPDO for guidance.

The development (your track) would need planning permission if any part of it is within 25m of the metalled part of a trunk or classified road (A, B or C). In any other case, as it would be considered "the formation or alteration of a private way" then Prior Approval should be sought just as you would for a building - however, it will not count against the 1000sqm limit as it doesn't meet the "any works or structure (other than a fence) for accommodating livestock or any plant or machinery arising from engineering operations; or, any building erected or extended or altered by virtue of Class A," definitions.

Straightforward hardstanding does not need Prior Approval (unless over 0.5Ha) but if used as a Private Way (a track, thoroughfare etc) then it does.

 

[tullah]

Is it just for farm or do you have barns ,shop, cottages there possibly??

Solely for farm.

 

[Blue.]

No this has been thought about, the BnG is date stamped, for example, we have a site that is road planings but the BnG is from 2020 when it was a grass field.
I am unsure if it is date stamped at 2020 or 4 years, or whether it is variable.

How will this work regards barn conversions?

The barn is already there,do they go back to before it was built.

 

[Blue.]

Had an email last week off E d f, just letting me know that if I didn't book my smart meter installation this week, my tarif would possibly increase to £2.50 sc and £1.15 and £1.08 pr kWh. .
I've not heard much good, and no signal here either, and I'm quite happy to send my meter readings once a month, so haven't bothered with the barrage of emails and text messages sent to me.
So with another year on this contract, I begrudgingly phoned them. I asked the nice Indian gentleman what happens if there's no signal for the smart meter to send the data. Oh everyone has a signal these days. Wel nope, I'm standing in a wet rainy field to phone you now, because there's no signal in the house. Oh hang on I'll talk with my manager (I'm assuming he either went for a cup of tea or went to look up mobile reception for my area) anyway he came back and said they would install a smart meter and make it dumb.
I asked well how will you get your meter readings, oh you will have to supply them. So isn't it a waste of time and money putting in a smart meter ? No it will be much safer for me having a smart meter installed .I asked how and he went quiet. Anyway, they can't book me in for an install, the computer wouldn't allow him. So there's 40 minutes of my time gone that I won't get back

Did you mean to post this here?

 

[Happy hillbily]

Did you mean to post this here?

Bugger ! No
Sausage fingers

 

[Blue.]

5h1t no

Just cut and paste it into the right thread.

 

[Godber]

Have done a bit of searching on here and elsewhere with no luck. Sorry if its been asked before but do we need a Biodiversity Net Gain requirement for a permitted barn conversion?
Our best understanding so far is to have an assessment in place but probably not requireing actions upon it !
Approximately 110m2 building and a curtilage the same again.
Had a quote of £1300 for the report.
Thanks

 

[George from SJM Planning]

Have done a bit of searching on here and elsewhere with no luck. Sorry if its been asked before but do we need a Biodiversity Net Gain requirement for a permitted barn conversion?
Our best understanding so far is to have an assessment in place but probably not requireing actions upon it !
Approximately 110m2 building and a curtilage the same again.
Had a quote of £1300 for the report.
Thanks

Not on a Class Q as it isn't technically Planning Permission but if it is under Full Planning then yes you do (since 2nd April). £1300 is about right as well. There are 'cheap' online DIY ones but they are still £900.

 

[Godber]

Not on a Class Q as it isn't technically Planning Permission but if it is under Full Planning then yes you do (since 2nd April). £1300 is about right as well. There are 'cheap' online DIY ones but they are still £900.

Thanks George, a great help. I will let you know how we get on.