Planning Applications, PD and the like (General Chat)

[franklin]

Steve agrees but I felt it all went smoothly and I hope by involving us it took the pressure off of his shoulders.

And just to prove you don't need to approach someone local for your planning work, despite Steve being 20 miles away from our office we never met and we never visited site! The wonders of modern technology!

Thanks again Steve!

Love it when a plan comes together. Would you like to give a ball-park figure for the cost of submitting and following the claim through?

 

[George from SJM Planning]

Love it when a plan comes together. Would you like to give a ball-park figure for the cost of submitting and following the claim through?

Depending on what plans you have already but between £600 and £1500 would normally cover it.

 

[Steviemoomoo]

A big thank you to @Steviemoomoo for letting me publish this on here, and sorry for the blatant promotion but it is a TFF success story.

Steve contacted me via the forum at the end of the summer looking for someone to undertake planning in the form of Prior Notification for a new storage shed. We, SJM Planning took on the project and on Monday we got permission granted; hopefully Steve agrees but I felt it all went smoothly and I hope by involving us it took the pressure off of his shoulders.

And just to prove you don't need to approach someone local for your planning work, despite Steve being 20 miles away from our office we never met and we never visited site! The wonders of modern technology!

Thanks again Steve!
View attachment 596532

Thanks @GeorgieB82 for the excellent, professional service you (SJM Planning) provided.
I’ll let you know when we’re wanting another shed!

 

[Right-arm fast]

We have a brick and tile barn that would make a reasonable residence. The walls have been repaired by using commons bricks in various parts, and other parts an entire wall section was taken out and replaced with commons and concrete lintles all of which looks pretty poor if we're honest.
We are thinking of taking each wall down one at a time and rebuilding in reclaimed bricks and so the whole building will be rebuilt and re-roofed ineffect, then to use PD to change the use to residential. Is this the right way to do to it? Thanks @GeorgieB82

 

[Courier]

Have seen what are obviously converted portal frame buildings converted and used on AirBnB.
Maybe planners now consider portal frames to be traditional nowadays, after all some Crendon and Atcost sheds must be well over 50 years old [emoji15][emoji41]

 

[holwellcourtfarm]

Have seen what are obviously converted portal frame buildings converted and used on AirBnB.
Maybe planners now consider portal frames to be traditional nowadays, after all some Crendon and Atcost sheds must be well over 50 years old [emoji15][emoji41]

Atcost must be 70+

 

[Smith31]

We have a shed on one farm, which is only 18 months old. The shed was constructed via a full planning application not PD.

The size is 30m x 15m, it was designed to be a workshop to repair our agricultural kit, but not really needed anymore as contractors have taken over all our main tractor work this year. It's more cost and labour efficient.

The construction is brown corrugated sheets, insulated on the inside and a 1.5 metre block work plinth all around. With a front concrete yard.

Could be submit a planning application to convert the shed in to a industrial unit?, or will the planners refuse it with it being newly built?.

Thanks in advance.

 

[Forever Fendt]

We have a brick and tile barn that would make a reasonable residence. The walls have been repaired by using commons bricks in various parts, and other parts an entire wall section was taken out and replaced with commons and concrete lintles all of which looks pretty poor if we're honest.
We are thinking of taking each wall down one at a time and rebuilding in reclaimed bricks and so the whole building will be rebuilt and re-roofed ineffect, then to use PD to change the use to residential. Is this the right way to do to it? Thanks @GeorgieB82

If the building in question is structurally sound i don't see any benefit in doing the repairs you speak of ,If however there is any movement or cracks due to foundation failed or no foundations then you are entitled to do these repairs as long as the design of the building or the external appearance does not alter and you could add a concrete floor if needed to make the planning case for P/D better also look at the roof structure and supports as you could also strengthen these if needed. I would not do the rebuilding of the walls if only for appearance as you are allowed to do this under the p/d anyway and i don't think the planners will like it if they think you have tweaked the building to suit the legislation,have a look through the local planning history and try to get a angle on what you LPA are permitting and what they are refusing and on what grounds so you can make your application accordingly,i would consider putting in a structural report although its not required it gives them one less avenue to take to refuse if they are that way minded.My first application was refused but have had it approved the second time with no problem it is a 8 year old steel frame building as below,also a before and after on one to show what can get through

 

[Forever Fendt]

We have a shed on one farm, which is only 18 months old. The shed was constructed via a full planning application not PD.

The size is 30m x 15m, it was designed to be a workshop to repair our agricultural kit, but not really needed anymore as contractors have taken over all our main tractor work this year. It's more cost and labour efficient.

The construction is brown corrugated sheets, insulated on the inside and a 1.5 metre block work plinth all around. With a front concrete yard.

Could be submit a planning application to convert the shed in to a industrial unit?, or will the planners refuse it with it being newly built?.

Thanks in advance.

I can't remember the no but it is maybe paragraph 55 or 80 of the nppf that allows the reuse of redundant buildings in the greenbelt to alternative uses but i don't think they will be to happy about this being a new building and underused or redundant so soon and it would completely put the brakes on any new buildings you wanted in the future, how about just use it and see what happens and if you get coped do a retrospective change of use

 

[George from SJM Planning]

If the building in question is structurally sound i don't see any benefit in doing the repairs you speak of ,If however there is any movement or cracks due to foundation failed or no foundations then you are entitled to do these repairs as long as the design of the building or the external appearance does not alter and you could add a concrete floor if needed to make the planning case for P/D better also look at the roof structure and supports as you could also strengthen these if needed. I would not do the rebuilding of the walls if only for appearance as you are allowed to do this under the p/d anyway and i don't think the planners will like it if they think you have tweaked the building to suit the legislation,have a look through the local planning history and try to get a angle on what you LPA are permitting and what they are refusing and on what grounds so you can make your application accordingly,i would consider putting in a structural report although its not required it gives them one less avenue to take to refuse if they are that way minded.My first application was refused but have had it approved the second time with no problem it is a 8 year old steel frame building as below,also a before and after on one to show what can get throughView attachment 598028 View attachment 598030 View attachment 598032 View attachment 598028

I totally agree, you can't do structural work under PD so do as you need welith that but be subtle, if you've got to do stuctural work then make sure it is of an agricultural nature. Council's are trying to find every reason to stop PD conversions as it was abused in the early days and they are reining it in now.

 

[George from SJM Planning]

I can't remember the no but it is maybe paragraph 55 or 80 of the nppf that allows the reuse of redundant buildings in the greenbelt to alternative uses but i don't think they will be to happy about this being a new building and underused or redundant so soon and it would completely put the brakes on any new buildings you wanted in the future, how about just use it and see what happens animi if you get coped do a retrospective change of use

I would have to agree, although change of use shouldn't be an issue as the NPPF encourages the repurposing of redundant buildings and thus far I haven't had a reasonably argued case refused I would think an application would look strange on such a new building and would put a black mark against any future developments. If it is definitely the only option open to you then get a good planning consultant or land agent to write a solid statement outlining the issues that have led you to this decision.

 

[Smith31]

I would have to agree, although change of use shouldn't be an issue as the NPPF encourages the repurposing of redundant buildings and thus far I haven't had a reasonably argued case refused I would think an application would look strange on such a new building and would put a black mark against any future developments. If it is definitely the only option open to you then get a good planning consultant or land agent to write a solid statement outlining the issues that have led you to this decision.

Thank you

 

[Smith31]

I can't remember the no but it is maybe paragraph 55 or 80 of the nppf that allows the reuse of redundant buildings in the greenbelt to alternative uses but i don't think they will be to happy about this being a new building and underused or redundant so soon and it would completely put the brakes on any new buildings you wanted in the future, how about just use it and see what happens and if you get coped do a retrospective change of use

Thank you

 

[Right-arm fast]

I totally agree, you can't do structural work under PD so do as you need welith that but be subtle, if you've got to do stuctural work then make sure it is of an agricultural nature. Council's are trying to find every reason to stop PD conversions as it was abused in the early days and they are reining it in now.

Thanks forever fendt and Georgie, it would be for asthetic reasons only, the original bricks are very thin then there's 2 other sizes used including the commons - it passes as an agricultural building but would look awful as a conversion so if we couldn't rebuild the walls we wouldn't want to spend the money converting it.

 

[SJM]

In the very early stage of thinking of extending a cubicle shed. How close can we build to our boundary? There is a piped ditch but would re-pipe it as it is breaking up. Could we build up to/almost ontop of it or do we need to be 10m away like slurry stores? Thanks

 

[Forever Fendt]

In the very early stage of thinking of extending a cubicle shed. How close can we build to our boundary? There is a piped ditch but would re-pipe it as it is breaking up. Could we build up to/almost ontop of it or do we need to be 10m away like slurry stores? Thanks

leave enough room for maintenance ,if the ditch is on your side it could be the neighbours ditch ? you can theoretically build up to your boundary as long as overhangs or foundations do not encroach

 

[SJM]

leave enough room for maintenance ,if the ditch is on your side it could be the neighbours ditch ? you can theoretically build up to your boundary as long as overhangs or foundations do not encroach

Thanks for the reply. We are unsure whose ditch it is, fenced both sides. The "neighbour" is several hundred acres of woodland... hedges on both sides also, the one our side would have to be removed to replace the ditch pipe

 

[Forever Fendt]

Thanks for the reply. We are unsure whose ditch it is, fenced both sides. The "neighbour" is several hundred acres of woodland... hedges on both sides also, the one our side would have to be removed to replace the ditch pipe

Planners could be concerned about disturbing tree roots if the woodland is of some significant and you are planning building close, we have had conditions before to protect trees and they have to be fenced of with temporary fencing

 

[SJM]

Planners could be concerned about disturbing tree roots if the woodland is of some significant and you are planning building close, we have had conditions before to protect trees and they have to be fenced of with temporary fencing

There is a boundary hedge, the one I'm talking about. This is on both sides of the ditch and we would only deal with our side. Then probably a 10m gap of scrub beyond the hedge on the otherside then the woodland which was planted onto farmland probably 20 years ago.

 

[P.O.T]

Maybe an obvious answer but if a shed is say 100' x 40' is the 40' the inside width or outside width from h beams