Planning Applications, PD and the like (General Chat)

[Forever Fendt]

Obtained Q to convert barn to one house, due to cost had to redesign interior so resubmitted it under Q. 56 days from validation (59 days from application) expired yesterday, hadn't heard anything so rang case officer at 4.45 who told us he had approved and would be on the website shortly. At 5.15 he rang agent and said his superior had overruled the approval (not yet refused) and it had been passed to another case officer who is asking for a map of the farm which we are happy to provide. No objections received. Now day 57 can they refuse it now?

They over run the prescribed time , the 56 days starts on the next full day after they receive the complete application and they have to let you know by day 56 by post if you post it in or take in by hand but can be email if you provide an email address , I suspect they realised this

 

[Farmer1001]

Obtained Q to convert barn to one house, due to cost had to redesign interior so resubmitted it under Q. 56 days from validation (59 days from application) expired yesterday, hadn't heard anything so rang case officer at 4.45 who told us he had approved and would be on the website shortly. At 5.15 he rang agent and said his superior had overruled the approval (not yet refused) and it had been passed to another case officer who is asking for a map of the farm which we are happy to provide. No objections received. Now day 57 can they refuse it now?

It's been a while looking on this thread, not sure where you are with this but 100% the 56 days is set in stone if they wish to refuse, once that expires then the development is approved - end of. However always best to get approval without an argument. As for map of the farm, irrelevant and smacks of someone who doesn't know the rules of Q Class. I did one for a clients, the officer asked for further highways info 10 days before the decision date, problem with that is highways must be granted 28 days to consider new info which took them beyond the deadline date, the date expired Without a decision, we simply applied for a lawful development certificate on the basis the deadline had passed without a decision, approval came within a month. Lots of case studies available to assist anyone with "tricky" Q Class proposals.

 

[br jones]

New laws in wales ,you must have a suds plan on any new construction over 100m2 .agricultural is included ,concrete drives /aprons all count ,be very wary ,heavy fines

 

[masseyman74]

Hi. Not sure if anyone can help me? I have plans in for a 60x45 general purpose agricultural barn. We have submitted the plans on a 28 day planning. The acerage I own is 11.7 but I also rent 9 acres all year round, and have an extra 10 acres of grass keep in the winter. The planners have come back and said I do not have enough hectures to do it under the 28 day planning. So I have to go down the route of full planning. The company I have used to submit the plans were on the understanding it was the acres you farm not own. Is this correct? I hope this makes sense.

 

[George from SJM Planning]

Hi. Not sure if anyone can help me? I have plans in for a 60x45 general purpose agricultural barn. We have submitted the plans on a 28 day planning. The acerage I own is 11.7 but I also rent 9 acres all year round, and have an extra 10 acres of grass keep in the winter. The planners have come back and said I do not have enough hectures to do it under the 28 day planning. So I have to go down the route of full planning. The company I have used to submit the plans were on the understanding it was the acres you farm not own. Is this correct? I hope this makes sense.

You have to have a legal agreement for a period in excess of 7 years from the application date for it to be considered your land otherwise it would be a full application.

 

[masseyman74]

Oh I see. Ok many thanks for that. I wasn’t aware of that. The planners never even asked how long I have had the rented ground for.

 

[Pond digger]

Evening @GeorgieB82 , just wondered if you could give a view on the possibility of replacing a static caravan with a brick built dwelling? It’s a one acre site in open countryside that is up for sale. It has a dilapidated static caravan with certificate of lawfulness for residential use, and a dilapidated shed. That’s all I know about it I’m afraid.

Just wondered what potential the site might have. Ideally I’d replace the static with a brick built bungalow.

Thanks

P.S. Anyone else can chip in.

 

[George from SJM Planning]

Evening @GeorgieB82 , just wondered if you could give a view on the possibility of replacing a static caravan with a brick built dwelling? It’s a one acre site in open countryside that is up for sale. It has a dilapidated static caravan with certificate of lawfulness for residential use, and a dilapidated shed. That’s all I know about it I’m afraid.

Just wondered what potential the site might have. Ideally I’d replace the static with a brick built bungalow.

Thanks

P.S. Anyone else can chip in.

We have managed this on several occasions, on agricultural sites, traveller sites and residential sites but it all depends on the site, the council and the arguement you put across.

 

[Pond digger]

We have managed this on several occasions, on agricultural sites, traveller sites and residential sites but it all depends on the site, the council and the arguement you put across.

Fair enough. Would it be straight forward to replace the static with a better, perhaps bigger one?

Thanks

 

[George from SJM Planning]

Fair enough. Would it be straight forward to replace the static with a better, perhaps bigger one?

Thanks

If you have a static with permission then you don't even need to inform the council if you replace it with anything that complies with the parameters outlined in the Caravan Sites Act 1968, basically;

Section 29 of the Caravan Sites Act 1968 states that the structure must be physically capable of being moved from one place to another by road and that the twin unit must be no more than 20 metres long, 6.80 metres wide and the living accommodation no more than 3.096 metres high.

You can get some really nice log cabins under those regulations.

 

[Pond digger]

If you have a static with permission then you don't even need to inform the council if you replace it with anything that complies with the parameters outlined in the Caravan Sites Act 1968, basically;

Section 29 of the Caravan Sites Act 1968 states that the structure must be physically capable of being moved from one place to another by road and that the twin unit must be no more than 20 metres long, 6.80 metres wide and the living accommodation no more than 3.096 metres high.

You can get some really nice log cabins under those regulations.

Many thanks.

 

[Pond digger]

Another question if I may- two adjoining building sites, each with consent for a detached bungalow: would there be any reason why the planners might refuse consent to combine the plots and build a single, larger bungalow instead?

I’m just never sure how planners think. Looking at what’s going on, one might be forgiven for thinking they want to cram as many properties as possible, into as little space as possible.

 

[George from SJM Planning]

Another question if I may- two adjoining building sites, each with consent for a detached bungalow: would there be any reason why the planners might refuse consent to combine the plots and build a single, larger bungalow instead?

I’m just never sure how planners think. Looking at what’s going on, one might be forgiven for thinking they want to cram as many properties as possible, into as little space as possible.

Again, it would all depend on the council's planning policies and how you achieved permission for the other two. Were either approved with habitation conditions (agricultural/rural occupancy, holiday let, accessible housing, affordable/social housing)? If they were both approved without restriction then I would suggest the council would be hard pushed to refuse a revised application to combine the sites providing the new proposal did not exceed the combined floor area and Gross Internal Volume of the two combined bungalows combined.

 

[Pond digger]

Again, it would all depend on the council's planning policies and how you achieved permission for the other two. Were either approved with habitation conditions (agricultural/rural occupancy, holiday let, accessible housing, affordable/social housing)? If they were both approved without restriction then I would suggest the council would be hard pushed to refuse a revised application to combine the sites providing the new proposal did not exceed the combined floor area and Gross Internal Volume of the two combined bungalows combined.

No, there are no occupancy restrictions on the sites.

Again, many thanks.

 

[Onawa]

Hi,

I have just under 12 acres that I use for grazing. I do own a share of a further 20 acres, but this is rented to another farmer. Would I qualify to be able to apply for a general purpose building under PD?

Many thanks

 

[George from SJM Planning]

Hi,

I have just under 12 acres that I use for grazing. I do own a share of a further 20 acres, but this is rented to another farmer. Would I qualify to be able to apply for a general purpose building under PD?

Many thanks

12ac is just enough on its own to qualify for PD rights but be careful not to apply for anything too bag that they could argue would be excessive for the holding. If you can show proof of ownership of the other and there isn't a long-term legal agreement in place for the land being rented out then I would include that in your holding size.

 

[Onawa]

12ac is just enough on its own to qualify for PD rights but be careful not to apply for anything too bag that they could argue would be excessive for the holding. If you can show proof of ownership of the other and there isn't a long-term legal agreement in place for the land being rented out then I would include that in your holding size.

Thanks for the quick reply. I'm probably about half an acre under the magical 5ha, so hopefully I can include the other land. Only looking at something max 60x30, but probably more like 45x15 given the cost! Just want to store some bits and have somewhere to put the animals in an emergency! So hopefully that should be alright...

 

[George from SJM Planning]

Thanks for the quick reply. I'm probably about half an acre under the magical 5ha, so hopefully I can include the other land. Only looking at something max 60x30, but probably more like 45x15 given the cost! Just want to store some bits and have somewhere to put the animals in an emergency! So hopefully that should be alright...

For something that size then if you can't include the other land then it wouldn't be too much hassle to do it under a full planning application

 

[teslacoils]

So once you get your pd, does it have to be completed / started in a time frame? And if the latter what is the typical minimum you need to do to to start and have it certified as begun?

 

[George from SJM Planning]

So once you get your pd, does it have to be completed / started in a time frame? And if the latter what is the typical minimum you need to do to to start and have it certified as begun?

It has to be completed within 5 years of the date of approval