Planning Applications, PD and the like (General Chat)

I was under the impression that a building had to be up for 10 years in order to qualify for Q class? (Going back a couple of pages)
Development is not permitted by Class Q if—
(a) the site was not used solely for an agricultural use as part of an established agricultural unit—
(i) on 20th March 2013, or
(ii) in the case of a building which was in use before that date but was not in use on that date, when it was last in use, or
(iii) in the case of a site which was brought into use after 20th March 2013, for a period of at least 10 years before the date development under Class Q begins;
 

Blue.

Member
Livestock Farmer
I was told by planning officer here that you can send more info up until the point of the decision, the window is only to try and limit the commenting.

I wrote a letter counteracting all the points listed by various residents (similar to you, who weren't affected at all). The planning officer basically rewrote the points of my letter when it was approved; pretty sure it helped get it over the line.
We sent a letter in last week with additional info,fortunately the planning officer is a decent sort who could see the objections were petty,just need to keep my fingers crossed now.
 

renewablejohn

Member
Location
lancs
I don't suppose you have any ideas about my situation. I'm due to inherit a small family farm of 30 acres from my parents, it is livestock with a small glamping business on site. The problem is the farmhouse is 20m from a huge 400Kv electricity pylon that is in the curtilage of the garden. My wife was keen to run the farm while I worked elsewhere until she researched this. The national grid data shows that background magnetic fields and electric fields are significantly above normal levels in the house and of course if any strong link was established to health issues the house would effectively become worthless. Over the years the pylons capacity has been increased from when I was young. As we have a baby on the way and young children my wife no longer wants to move in. We are currently renting and this is the only way we could afford to own a farm, so either we move in or we sell up the family farm and put the money towards buying elsewhere at some point in the future or forget farming entirely. In theory we have plenty of land on which to build another farmhouse much further from the pylon but it is all green belt land at the edge of a village that is not zoned for development. The current barns are positioned underneath the overhead power lines unfortunately. There are two possible fields that would suit a house (far enough from the pylon) but both are within 100m from a neighbours barns, one of which is used for livestock. If we did choose to sell I wonder if we would be waiting years for a buyer or whether the fact there is the chance to have a viable business on site would be enough for someone to overlook the pylon even if my wife can't be convinced, or whether a neighbouring farmer would be keen to buy it off us. I'd much rather just build a new farmhouse away from the pylon however than lose my family farm.
This happened to my sister. They originally had a 400kv line 100 mtrs away and never bothered them but grid decided to double up on lines so new line less than 30 mtrs away. Brother in law held out on sale to Nat Grid (was going to be compulsory purchase) until planning permission granted for new house on green belt land in the middle of the village which he owned was approved. House completed and farm sold to National Grid at extortionate price who demolished original farmhouse and he had first option to rent land from National Grid. Due to the extortionate price he gave up farming and land rented to his neighbor. As it happens my farmhouse is 80 mtrs away from a 400 kv line and I dont have a problem with it but 20 mtrs would concern me.
 

sant2468

Member
I'm thinking of going for class Q permission and I also have wooden pole situated approx. 5m away from the building on my land. Does this affect the planning permission ?.
 

Fogg

Member
Livestock Farmer
Here's a question. What's the best thing you can do with a tired poultry house, late 60s, that's a couple of miles from a bustling market town, and a mile from its bypass, without incurring too much flak from the Local Authority? I've got a couple like this, and a few not a lot better. A guy who runs the local pet shop has been served notice by his landlord and has enquired about using space as a base to operate home deliveries from. In the grand sceme of things the renewables side of the business and the sheds which are fit for the 21st century are my bread and butter, I don't want to invite too much hassle unless it turns out to be good business. What would others do in this situation?

The plan was to renew and replace, but I've an aversion to debt and offspring with absolutely no intention of following in my footsteps, so I've lost enthusiasm for that idea.



20220518_132931.jpg
 

renewablejohn

Member
Location
lancs
Here's a question. What's the best thing you can do with a tired poultry house, late 60s, that's a couple of miles from a bustling market town, and a mile from its bypass, without incurring too much flak from the Local Authority? I've got a couple like this, and a few not a lot better. A guy who runs the local pet shop has been served notice by his landlord and has enquired about using space as a base to operate home deliveries from. In the grand sceme of things the renewables side of the business and the sheds which are fit for the 21st century are my bread and butter, I don't want to invite too much hassle unless it turns out to be good business. What would others do in this situation?

The plan was to renew and replace, but I've an aversion to debt and offspring with absolutely no intention of following in my footsteps, so I've lost enthusiasm for that idea.



View attachment 1037562
At the moment in the process of hopefully turning our chicken shed into our super insulated retirement home with the aid of class Q. Just be mindful of the class Q rules in particular whether structurally sound which of course it WILL be and the room height legislation which can catch out those with low chicken sheds.
 

sant2468

Member
Could somebody please help. We have a shared single track private road going to the Cowshed that we want to get a change of use. What are the highway considerations we need to think about? Does it make any difference in regards to obstructions from planning office because it is not a public road?
 

sant2468

Member
Could somebody please help. We share a 250m private bumpy single track road with 2 neighbours that live in 2 cottages.. this road goes to our Cowshed that we want to get a change of use to residential. What are the highway considerations we need to think about? Does it make any difference in regards to obstructions from planning office because it is not a public road?
 

Kidds

Member
Horticulture
Planning office won't mind that it is private provided it is suitable or can be made suitable.
What might be an issue is that your right to use the track may be restricted to agricultural use only. Who owns the track, if it is you that own it all you will most likely be free to use it as you please, if the cottages own it and you are allowed to use it is where problems will arise.
 

sant2468

Member
Planning office won't mind that it is private provided it is suitable or can be made suitable.
What might be an issue is that your right to use the track may be restricted to agricultural use only. Who owns the track, if it is you that own it all you will most likely be free to use it as you please, if the cottages own it and you are allowed to use it is where problems will arise.
Hello thanks for your reply.. It's a shared ownership. So we all have the right of way on the private track. You mention it should be suitable ...could you please provide a little bit more information what's classified as suitable? Is there a law link I could follow..
 

Kidds

Member
Horticulture
Missed the bit in your second post where it says change to residential.
I don't know of any legal or planning requirements as far as private tracks are concerned, I would think it was up to you but you are going to have to make the track useable to lorries delivering your building materials and for any tradesmen to access the site, that would be enough to satisfy any planning requirements.
I am not a planning officer so take my comments accordingly.
 
@sant2468 - from a planning point of view their only consideration is whether the access track is wide enough to accommodate the vehicles necessary to service the house and whether the access onto the public highway is suitable and safe.
In regard to vehicles you will need to demonstrate that hgvs such as bin lorries and fire engines can enter and exit the site in a forward gear (and have the industry approved turning space). As the property is over 200m from the public highway it is too far for refuse collection from the kerbside and fire engine hoses.

The suitability of the access means does the increase of one residential unit using the access increase risk to other road users. The layman's arguement would be what impact does one more house have? Well, in highways terms they will assume that will add a minimum of 8 daily movements to the entrance. Anything you can do to mitigate that would be advantageous - can you improve the visibility or can you argue residential use will reduce risk as the building is currently accessed by 10+ agricultural vehicles a day which cause greater risk when entering and exiting the highway.

From a non-planning point of view - (we have had this on a site his year) - will the freeholder of the track claim the access is only permitted based on the current use class (agricultural) and that a change if use to residential would require renegotiation of the agreement. Our clients came to a (financial) agreement after discussions between both parties solicitors and the agreement was rewritten.
 

sant2468

Member
@sant2468 - from a planning point of view their only consideration is whether the access track is wide enough to accommodate the vehicles necessary to service the house and whether the access onto the public highway is suitable and safe.
In regard to vehicles you will need to demonstrate that hgvs such as bin lorries and fire engines can enter and exit the site in a forward gear (and have the industry approved turning space). As the property is over 200m from the public highway it is too far for refuse collection from the kerbside and fire engine hoses.

The suitability of the access means does the increase of one residential unit using the access increase risk to other road users. The layman's arguement would be what impact does one more house have? Well, in highways terms they will assume that will add a minimum of 8 daily movements to the entrance. Anything you can do to mitigate that would be advantageous - can you improve the visibility or can you argue residential use will reduce risk as the building is currently accessed by 10+ agricultural vehicles a day which cause greater risk when entering and exiting the highway.

From a non-planning point of view - (we have had this on a site his year) - will the freeholder of the track claim the access is only permitted based on the current use class (agricultural) and that a change if use to residential would require renegotiation of the agreement. Our clients came to a (financial) agreement after discussions between both parties solicitors and the agreement was rewritten.

.. great points thanks you .... As the 2 residential properties are beyond my cow shed (over 200m) ... could the planners assume the "highways" and services have appriorate access ?

>> ... freeholder of the track claim the access is only permitted based on the current use class (agricultural) ??? It's a shared right of way which is used for resdential and previouly agricultural. Not bee used for agricultural for sametime (15 years +)
 

sant2468

Member
What about access agreements?
Is it just you and someone else or others and do they all got to agree if you sell or rent to new people thereafter???
The access agreement is in a form of right of way utlzing the shared road inside the deeds of the property. I'm not sure on the legal ... but I would persoanlly assume that the 'right of way' would be sold with the property
 

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