Planning Applications, PD and the like (General Chat)

[George from SJM Planning]

So, you have satisfied the bat survey and materials, so your planning is all sorted. If that was done in 2017, what's gone on in the last 18 months?!?

Local guy sounds the problem. Dump him. Get proper project manager who will get it priced and done for you.

Is the drainage survey to check the routes of the existing drains, or to test if the soil is suitable for a soak away? Do you know where your surface water and dirty water will go?

So if all the conditions were signed off 18 months ago then you should be well on your way by now. Our in house architects prefer to work with a structural engineer they trust so we let them arrange that but I would have said you should have had completed building regs and construction drawings within 6 weeks of gaining your permission if things were set in motion as soon as the PD had been approved and then you would have been able to start as soon as the conditions were signed off.

I don't expect you to say how much you have spent so far but if I would be concerned if you have spent over £15k from the start of planning to starting work. That would cover planning, architects, bat and drainage survey, structural engineer and building control fees. Unless this is a massive project that I hadn't realised.

 

[MF35]

Throw a structural engineer's report back at them.

Hi what should we reasonably expect to pay for the brief Structural report tha underpins the Class Q application please? Barn is no more than 80sqm. Any tips?

Thank you

 

[George from SJM Planning]

Hi what should we reasonably expect to pay for the brief Structural report tha underpins the Class Q application please? Barn is no more than 80sqm. Any tips?

Thank you

Shouldn't be more than a couple of hundred quid

 

[MF35]

Thank you. What should I be asking a SE to provide? My first quote is £600 + vat!

 

[George from SJM Planning]

Thank you. What should I be asking a SE to provide? My first quote is £600 + vat!

At this pont all you really need is a letter from them stating in their professional opinion the building is structurally suitable for conversion under Class Q. You don't need full details at this stage.

 

[Heathland]

@GeorgieB82
Would you be able to tell me if I need pp for a hard standing area for a sugar beet pad,on the side of a road behind a hedge,aready have a access with a gate,with already made up access from road to gate.
No imported materials,just using crushed up concrete which is already on site.
The site will not be concreted,just rolled down stone.
Mid Lincolnshire area.

 

[George from SJM Planning]

@GeorgieB82
Would you be able to tell me if I need pp for a hard standing area for a sugar beet pad,on the side of a road behind a hedge,aready have a access with a gate,with already made up access from road to gate.
No imported materials,just using crushed up concrete which is already on site.
The site will not be concreted,just rolled down stone.
Mid Lincolnshire area.

It would need permission, either PD or full planning as it would be classed as an engineering operation.
For it to be PD it must adhere to all the same conditions at an agricultural building including being 25m from a classified road. You must seek prior approval from the local authority for all development under Class 6 of the GPDO which is the section on agriculture.
If it is within 25m of a classified road then it would need full planning permission as they would need to assess the impact on the highway

 

[Heathland]

It would need permission, either PD or full planning as it would be classed as an engineering operation.
For it to be PD it must adhere to all the same conditions at an agricultural building including being 25m from a classified road. You must seek prior approval from the local authority for all development under Class 6 of the GPDO which is the section on agriculture.
If it is within 25m of a classified road then it would need full planning permission as they would need to assess the impact on the highway

Thank you for the advice,much appreciated.

 

[Still Farming]

It would need permission, either PD or full planning as it would be classed as an engineering operation.
For it to be PD it must adhere to all the same conditions at an agricultural building including being 25m from a classified road. You must seek prior approval from the local authority for all development under Class 6 of the GPDO which is the section on agriculture.
If it is within 25m of a classified road then it would need full planning permission as they would need to assess the impact on the highway

They just do it around here looks like ?

 

[George from SJM Planning]

They just do it around here looks like ?

Most do but I was answering in a professional capacity, all depends on the risk you are willing to take, you can't apply for retrospective PD.

 

[Still Farming]

Most do but I was answering in a professional capacity, all depends on the risk you are willing to take, you can't apply for retrospective PD.

Yes sorry.
All risk and if your in or our of favour with the" local clic", too possibly?
Some get away with everything other nothing.

 

[MF35]

Views and any experience where underpinning of some of the existing structure was necessary please.

Is it deemed adding 'a new structural element' or 'partial rebuild'? The first as I understand it would mean the conversion did not meet the criteria and the latter would?..

Thoughts please and any direction to cases already stated to support the latter view appreciated.

 

[George from SJM Planning]

Views and any experience where underpinning of some of the existing structure was necessary please.

Is it deemed adding 'a new structural element' or 'partial rebuild'? The first as I understand it would mean the conversion did not meet the criteria and the latter would?..

Thoughts please and any direction to cases already stated to support the latter view appreciated.

Is this as part of a Class Q application? In my opinion underpinning would be a structural element

 

[MF35]

Thanks Georgie. That is being considered? What is deemed partial rebuild? Not many practical examples or is there?

 

[George from SJM Planning]

Thanks Georgie. That is being considered? What is deemed partial rebuild? Not many practical examples or is there?

Can you just clarify that you are referring to a Class Q conversion not a Full Planning Application? Can you elaborate on your situation?

If it is Class Q please refer to the extract from the GPDO which states the only operations you may undertake to a building under Class Q.

 

[2CE]

I have a barn approx. 10m x 5m which is on its last legs and needs complete replacement, including a new concrete slab. It's on its own in fields at least 100m from the nearest road but it's in a very obvious skyline location in a national park so JFDI is out of the question unless it's fully legal. The old barn is wood framed with a concrete asbestos roof, I'd like to replace it with a steel frame building of the same footprint and height. I know if I go and talk to the planners they will tell me to apply for PP whether I need to or not. What's others' opinions on what I need to do?

 

[George from SJM Planning]

I have a barn approx. 10m x 5m which is on its last legs and needs complete replacement, including a new concrete slab. It's on its own in fields at least 100m from the nearest road but it's in a very obvious skyline location in a national park so JFDI is out of the question unless it's fully legal. The old barn is wood framed with a concrete asbestos roof, I'd like to replace it with a steel frame building of the same footprint and height. I know if I go and talk to the planners they will tell me to apply for PP whether I need to or not. What's others' opinions on what I need to do?

If it is in the National Park then Full Planning is your only option. Like for like in terms of dimensions couldn't be deemed more harmful on the national park than the existing building, if it was steel framed, concrete sheet roofed and timber clad then visually it would be as close to the existing

 

[Hesston4860s]

What’s the rules on putting a lean to on the side of a 100x50 shed ?. Is it just PD on the lean to or full planning for the lean to and area of existing shed ?.

 

[George from SJM Planning]

What’s the rules on putting a lean to on the side of a 100x50 shed ?. Is it just PD on the lean to or full planning for the lean to and area of existing shed ?.

Providing you have PD allowance available it would fall under PD regulations. Prior Approval would be required.

 

[Hesston4860s]

Providing you have PD allowance available it would fall under PD regulations. Prior Approval would be required.

The last PD I did was in 2014 for the 100x50, nothings been built or applied for since so I should be ok then I think !.