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About tom_bradfield

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    South East
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    Planning Consultant based in Reading/Oxford/London area
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  1. Hi, I believe Prior Approvals and other applications through permitted development rights are limited to single sites (i.e. the individual planning units), so can't include multiple sites in the same application Hope this helps Tom
  2. Hi Suzie, It sounds like there may have been a condition on the previous prior approval permission which states that it must be completed by May 2019. If that is the case then that permission can no longer be used as obviously we are well beyond that date now. The government did extend the rules, but I imagine many local authorities are making people re-apply due to the conditions that were attached prior to the government extending the PD rights, which by the letter of the law planning-wise is probably correct. Unfortunately it is likely that you will have to apply again
  3. Hi, Difficult to provide accurate advice as there isn't a lot of info in your post. What has been proposed? Building line is one of many things considered when looking at a planning application, but is not the most important, and there are no rules to state that new development has to follow an established building line. If your property is the only property on that line in the area then the argument would likely be that there is not established building line as there is only one property in it. If the documents the applicant has submitted are inaccurate you should note this i
  4. Hi Alan, Short answer is yes, providing you meet the requirements of the Prior Approval process Tom
  5. Hi Jake, Initial view would be to speak to your local authority about pre-application planning advice - is that what you have already done? Pre-application discussions and Prior Approval applications are different, and as far as I am aware, Councils must consider Prior Approval applications as their consideration are part of their statutory duties. Pre-application advice services on the other hand are not. If they aren't running pre-application services at the moment then the best option would probably to speak to a planning consultant. I am a planning consultant and more than happy
  6. Morning Alan, I'm afraid that I can only answer the first part of your question, and as with all things in planning it isn't a straightforward yes or no answer I'm afraid! As of September 2020 classes A1 and B1 are all covered under the new Class E in the Use Classes Order, which means that they will be able to move freely from a shop to office to a restaurant and a variety of other uses. However, at the moment, any reference to Permitted Development rights, and for restrictions to them or applications for Prior Approval, the Use Classes in effect prior to 1 September 2020 will be th
  7. Hi, Sounds like a good opportunity! As a planning consultant I can only really comment on the planning side of things as that is my area of expertise, so hopefully it is useful in some way! Firstly, you will certainly need planning permission to create a new residential unit. Some important things to consider before going ahead are: Do you have enough space to meet the minimum floorspace standards? For a studio this is 37sqm with a shower, 39sqm if you have a bath. Obviously the more bedrooms you have the more floorspace needed Would it compromise the privacy of neighbo
  8. Hi, Its a tricky one - there is no planning definition of "substantial" and each case is taken on its own merits - I am sure that there will be case law on the subject! I imagine as well as the distance to the road, things like the relationship of the house to the highway and its visibility from the highway would be considered. If I were advising you in a professional capacity, I would suggest that 25m seems substantial to me, and it would be worth a go. I would also recommend that we spend some time researching some case law to support the argument. I would anticipate the Local Aut
  9. Hi, I believe the new two storey rules you mention relate only to upwards extension, i.e. adding an additional storey or two to your property. Two storey side extensions still require planning permission Tom
  10. Hi sjp1, I am not an architect but am a planning consultant and deal with the space standards all the time. The standards are not mandatory but it is very rare that permission is given where they are not met. If you already have planning permission/prior approval or another type of approval under planning legislation then they cannot retrospectively apply the standards - these are assessed at the planning application stage. In short, from what you have said, you should be fine Tom
  11. Hi, Jack - it is unlikely that you would need planning permission. The removal of permitted development rights is pretty standard for new build or converted properties, but does not extend to internal changes like installing a woodburning stove. Where permission may be required is if you were adding a chimney or external flue or something like that, but if not you would be able to do without planning. Nik-c - as you are in a Conservation Area you will unfortunately need planning permission for an outbuilding to the side of the house. Each planning application is taken on its merits,
  12. Hi, Certainly looks like you would be able to get something in that space. Councils tend to vary in their requirements for home extensions - some have useful guides regarding what they would usually allow and what would usually be unacceptable, so worth checking the policy sections of their websites and maybe giving them a quick call to ask if they have such a document. In my experience, the following are general "rules of thumb" that ensure two storey side extensions are acceptable: No more than half the width of the original house (e.g. if your house is 5m wide, then the ex
  13. Hi, Alistair is correct, I am a planning consultant and would be happy to have a chat with you regarding your situation - my details are below. I am based in Reading at the moment and as Alistair correctly mentions I am not constrained by geography, but naturally a lot of my work is in London and the South East. Just a quick side note - planning consultants and planning solicitors perform different functions (and I am not a solicitor!) but happy to discuss and can advise on the planning side of things and then whether legal advice would be necessary. My details: Tel: 07881
  14. Hi, Planning permission can be granted without the consent of a landowner - for example, I could apply for permission for a 40-storey tower in my neighbour's garden and get planning permission for it, but unless I got the landowner's permission, I could not actually build the proposal. I am unsure as to how a developer would gain landowner's permission if there is no landowner (I suspect there will be solicitor's getting paid to resolve this!), but they could still gain planning permission nevertheless. Having said that, a proposal for planning permission should have a viable access
  15. Hi Glen, You may require both planning permission and the permission of the freeholder - planning permission from the local authority is not permission from the local authority as the freeholder, these are separate. In terms of just planning, the key things to look at are Would the roof terrace result in any overlooking or loss of privacy to neighbours? Would it have an impact on the street scene or character and appearance of the area that would be harmful? The first point may be able to be overcome through the use of privacy screens etc, but this may then have
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