Planning Applications, PD and the like (General Chat)

[stablegirl]

Oh i have got more questions, if i wanted to build silage pits without a roof, would this still fall in the PD category.

Would it be covered by Engineering works?

Would you just getting planning for the roofed silage pit then build the uncovered part with a view to roofing it at some point, your planning would not lapse as you had started, but you wouldn't be allowed another PD until this one was finished?

 

[George from SJM Planning]

Oh i have got more questions, if i wanted to build silage pits without a roof, would this still fall in the PD category.

Would it be covered by Engineering works?

Would you just getting planning for the roofed silage pit then build the uncovered part with a view to roofing it at some point, your planning would not lapse as you had started, but you wouldn't be allowed another PD until this one was finished?

Covered or uncovered does not determine whether it is PD or not. You don't need to apply for something with a roof.

 

[George from SJM Planning]

As suggested by @stablegirl I have decided to set up a Just Giving page for anyone that wishes to donating in recognition of the advice I have given. I hope I have saved some of you time, money and stress and possibly even helped some of you realise a new revenue stream and if a few quid can be donated to charity then I would be delighted.

After speaking with my boss we have decided that any donations from my advice on this forum will be donated to The Farming Community Network, a charity that supports farmers and families within the farming community through difficult times. Mental health is still a taboo subject in many communities, especially in farming, yet farmers live a hard and isolated life much of the time. I personally have suffered with mental health issues in the past and farming was a catalyst to my recovery but for many it can be the cause. I personally know of two farmers who in recent years found the burden too much.

Please consider whether my advice has saved you money or made you money and consider donating something to FCN. Our Just Giving page is Just Giving Page. If it is ok with everyone I will put this at the bottom of my posts from now on too.

Thank you in advance.

George

 

[SJM]

Are there any regulations in regards to how close to a ditch (be it open or a piped and covered ditch) you can build a livestock building? Know slurry stores have to be 10m away from open ditches but wondered if this was the same for livestock buildings. Any difference if it’s PD or full planning?
Thanks

 

[George from SJM Planning]

Are there any regulations in regards to how close to a ditch (be it open or a piped and covered ditch) you can build a livestock building? Know slurry stores have to be 10m away from open ditches but wondered if this was the same for livestock buildings. Any difference if it’s PD or full planning?
Thanks

If Prior Notification is submitted for construction under Permitted Development then there is no requirement to site it away from bodies of water but depending on the LPA and the EA categorisation of the water body then they may consult with them. I have not come across it but the might ask for more details about the effluent discharge.
If it is going forward under full planning then I would expect the EA to be consulted and have something to say and most likely a condition will be imposed regarding the protection of the ditch.

The advice I share on here is on behalf of SJM Planning Ltd and if you have found it useful please consider donating to the Farming Community Network via our page is Just Giving Page.

 

[SJM]

If Prior Notification is submitted for construction under Permitted Development then there is no requirement to site it away from bodies of water but depending on the LPA and the EA categorisation of the water body then they may consult with them. I have not come across it but the might ask for more details about the effluent discharge.
If it is going forward under full planning then I would expect the EA to be consulted and have something to say and most likely a condition will be imposed regarding the protection of the ditch.

The advice I share on here is on behalf of SJM Planning Ltd and if you have found it useful please consider donating to the Farming Community Network via our page is Just Giving Page.

Thanks for that. Will put planning in and see what they say. If a ditch is piped are we to treat it as there isn’t an open ditch/issue and no restrictions?

 

[George from SJM Planning]

I would be open and honest and state what is there and how you will protect it (if you are). If you try to hide something and it is discovered it can look bad even if it wasn't a malicious attempt. If the EA or anyone else has an issue you should be given an oppotunity to provide futher information at which point you can consider a run-off bund or a drainage plan to take the effluent away from the ditch.


The advice I share on here is on behalf of SJM Planning Ltd and if you have found it useful please consider donating to the Farming Community Network via our Just Giving Page.

 

[George from SJM Planning]

An interesting article for those that have farms in AONB's and feel left out of the Class Q race. Gary who authored the article is a friend and fellow professional who we have worked with in the past, he specialises in rural dwellings:
October 2020 deadline for converting some farm buildings

The advice I share on here is on behalf of SJM Planning Ltd and if you have found it useful please consider donating to the Farming Community Network via our Just Giving Page.

 

[George from SJM Planning]

Some may have seen this in Today at Work but we have been working on a Class Q application to convert a 15 year old hay barn into 4 three-bed dwellings with the option of converting into 4 four-beds once built. The addition of the first floor and first floor windows would not need planning permission but the developer would need some forethought as to how this conversion could be achieved once the three-bed units had been built and without pre-installing structural elements as Class Q doens't allow for structural elements.
Four units has been chosen for this scheme but it would also be feasible to do two units or even one single one. All would have to be ground floor only and without structural elements to facilitate the first floor.

The advice I share on here is on behalf of SJM Planning Ltd and if you have found it useful please consider donating to the Farming Community Network via our Just Giving Page.

 

[Farmer1001]

Hi George, why not get the Q approved and then straight back in with an improved full application to obtain the desired outcome?

 

[George from SJM Planning]

Hi George, why not get the Q approved and then straight back in with an improved full application to obtain the desired outcome?

That is an option depending on the client. It would add the security of having a full planning permission but it does open the proposal up for further comment, from Highways, Parish Council etc. I don't believe the LPA could overlook the fact that planning wouldn't be needed but they might be awkward with conditions, planting schemes, ecology, highways access etc.

The advice I share on here is on behalf of SJM Planning Ltd and if you have found it useful please consider donating to the Farming Community Network via our Just Giving Page.

 

[Farmer1001]

That is an option depending on the client. It would add the security of having a full planning permission but it does open the proposal up for further comment, from Highways, Parish Council etc. I don't believe the LPA could overlook the fact that planning wouldn't be needed but they might be awkward with conditions, planting schemes, ecology, highways access etc.

Sorry I was a bit vague with my thinking. Why does the client not get Q class on the number of dwellings desired, then apply for full permission to add the windows and first floor etc before implementing the Q class? This way Q class restrictions have not been breached, the clients hasn't got a complicated build plan and the full PP Is for minor changes that won't trigger much outside concern re ecology, highways, etc

 

[George from SJM Planning]

Sorry I was a bit vague with my thinking. Why does the client not get Q class on the number of dwellings desired, then apply for full permission to add the windows and first floor etc before implementing the Q class? This way Q class restrictions have not been breached, the clients hasn't got a complicated build plan and the full PP Is for minor changes that won't trigger much outside concern re ecology, highways, etc

Depending on the LPA will depend on whether they will insist on the Class Q being implemented before they consider it a dwelling and therefore the alterations would be additions to the dwelling(s) or whether it would be an application for a new dwelling(s). If it is the former then no problem but if its the latter then they could ask for sustainability statements, highway access improvements, the full works. We have two neighbouring authorities who view this differently and it is a PITA!

 

[dannewhouse]

Can you not put a "loft" in for stacking hay on above cattle below? Without planning? Then go in for class q after? But you wouldn't need much structural elements, just staircases? And a bit of work around them?

 

[Nearly]

I'm wondering if now may be a good time to put in another part Q application.

 

[George from SJM Planning]

Can you not put a "loft" in for stacking hay on above cattle below? Without planning? Then go in for class q after? But you wouldn't need much structural elements, just staircases? And a bit of work around them?

You would need to be careful that the alterations weren't excessive for the barn and overly obvious to the case officer

 

[George from SJM Planning]

I'm wondering if now may be a good time to put in another part Q application.

I would advise anyone considering Class Q's to look into it soon as when the country gets back to normal I wouldn't be surprised if the GPDO isn't revised and Class Q is removed

 

[Lawless]

What is happening with planning applications now that we are in lock down?
no planning notices are being put up.

 

[George from SJM Planning]

There has been no official guidance from DCLG so LPA's are doing their own thing apparantly. Once LPA I spoke to said that the Case Officers can not undertake Site Visits or errect Site Notices until the restrictions on non-essential travel are lifted. They are suggesting that until Site Notices are errected then they can't start the consultation period which ultimately affects the end date of the application. Whereas another LPA in the same county is emailing the site notices and asking the applicants (where possible) to errect them if it can be done without non-essential travel. They are then requesting a photograph proving it has been displayed.
Not sure what will happen with Site Visits but I have suggested that applicants can submit photographs where possible.

 

[GmB]

Have just had my planning application validated and was emailed the site notice for me to put up, no mention to take a photo, they even said that there was no obligation to put the notice up, but would like me to.