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Hi Ian,

this may be impossible to answer but thought I’d try!

i have a 3 bed detached cottage and my parking area is about 20 metres away from the property (past the house I’m attached too and in between a neighbouring property) and was wondering if this requires planning if I want to build a single storey garage? 

There is a road outside the house and adjacent to the patch of land we own. There are houses opposite the parking area also. 

 

Thanks so much,

Natalie  

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Hi Everyone,   I am a Planning Officer for a local authority in London so I thought I would offer my services...for free!   Please feel free to ask me any planning rela

Hi, I don't know if Ian is still posting on the forum as he hasn't posted on this thread in a while. I am also a planning professional, so happy to help with any questions you have regarding plan

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  • 3 weeks later...
On 11/2/2016 at 11:07 PM, ian gracie said:

A couple of people have private messaged me for some advice already.

 

So if you have any questions, then don't hesitate to ask.

 

Cheers!

Thank you for possibility !

Maybe in the nearest future ask for your help

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  • 3 weeks later...

Hi Ian, this is indeed a very kind offer. I hope you are still active here....In the instance of a new residential development and a large number of conditions attached to that, what position is the relevant Local Authority in, or indeed the new residents themselves, if the site is developed and fully occupied before several of the conditions are discharged where said conditions are clearly dependent on being fully addressed before development and / or occupation occurs?  I have moved onto a small residential development but built by a national volume builder where one critical condition has in my opinion been breached as it clearly states a detailed scheme should be submitted for approval before development commences and implementation before first occupation.  I have queried this with the Planning Officer who says positive talks between applicant and Council are ongoing in relation to a wider related scheme but apparently there are no timescales attached.  The implications of this condition are a matter of public safety so my assumption would be that this is a breach of the condition?

thank you

Ms B

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  • 3 months later...
On 11/2/2016 at 10:58 AM, ian gracie said:

Hi Everyone,

 

I am a Planning Officer for a local authority in London so I thought I would offer my services...for free!

 

Please feel free to ask me any planning related questions you have and I will do my best to answer them.

 

If you're not quite sure what to ask, as a rough guide I can offer advice on the following things to name a few:

 

  • Permitted development rights (also known as PD);
  • Extensions (including basements);
  • Sub-division of residential properties;
  • Changes of use (Office to residential for instance);
  • Things to look out for in terms of impacts on neighbours;
  • General procedural queries.

 

Look forward to your questions!

 

Thanks,

Ian

Hi Ian, Do you know if Luton BC require planning approval for short term air bnb type lettings?

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  • 2 months later...

Hi Ian,

in the process of buying a new build And in the garden there is a brick wall which comes off the corner of the building. As part of our property we also have some garden on the side of the house. Would I be able to remove the brick wall and replace with fence around the edge of property boundary. I have enclosed a picture to show you the boundary outlined in red.

 

many thanks 

james 

1C9C6974-76DE-431C-B983-F988C78D2763.jpeg

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  • 2 weeks later...

1610629935_extensionplans_2.thumb.jpg.a702ebc9066bfda0ab022f870a963649.jpg1662112376_extensionplans_1.thumb.jpg.35f3501812c7b0abe23c53ea6edcb30a.jpgHi Ian,

I am considering try to use permitted development to build a small two storey extension to the rear of my property with a single storey lean too sun room between the 2 storey and my neighbour.

My home is semi-detached, on the un-joined side it is 4.4m from the boundary and about 12m to the bottom of the garden from the rear wall.

I am looking to extend my small box room out by at least 3m which is on the un-joined side of the house and to create a single storey lean too between the 2 storey and my joining neighbour's single storey extension.

Would this be possible under permitted development?

My local planning department seem hell bend on giving little to no advice without paying, and have been extremely vague when I asked about permitted development.

Any advice would be greatly appreciated.

Thanks, JasonDSC00340.thumb.JPG.7a46f5ebe71d6a5ef28cd2b397fb5d36.JPG

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  • 2 weeks later...

Hi Ian,

Firstly, thank you for your time, I really appreciate it. Please can you help me with a concern we have about a planning application our neighbour has recently submitted.

We both live in detached villa style houses. They are detached but in saying that there's only c.1m alley ways between them. Whilst they look very similar, ours was built in 1890 and our neighbours was built in 1955. A key difference however is their roof ridge is c.1m higher than ours (probably due to planning restrictions being much less strict when there's was built in the 50s) and has a much steeper roof pitch angle as a result.

Now we were permitted an piggy-back loft extension allowing us to raise the piggy-back section to the max height allowed of 1.3m above our existing roof so long as the piggy-back is set back at least 4m from the road.

The height of our existing roof ridge and now the piggy-back roof ridge is very much in keeping with our other nearby neighbours that have already done a piggy-back. They have applied to do the same but with their existing/original roof being 1m higher than our original roof ridge to start with, if they are permitted to raise theirs by the max 1.3m (which is what they are applying to do), then their new piggy-back will also tower over our existing piggy-back by over 1m. Down the side of our house we have windows on the western side only and their house sits between us and the sun that comes around on the western side during the day so we fear that, them being so much higher, it will block out vital light that we need in order to provide the middle sections of our house with natural light.

If they were permitted to go to the max of 1.3m their roof ridge would be out of kilter with the surrounding houses. As I say, our house, with piggy-back, is the same as other houses - theirs would be a real standout.

As mentioned previously, their roof pitch angle is much steeper than ours indeed their current eaves floor to apex height, at 2m, is almost high enough for a loft conversion without having to raise the roof at all. If they raise the roof by 1.3m the new height of the front piggy-back section/rooms of the loft would be 3.1m high! and with the back section of the house currently being some 40-50cm lower (they are applying to construct the roof the same height all the way from the very front of the piggy back right to the very back fo the house) the 2 back rooms of the loft would have a floor-ceiling height of 3.5-3.6m!! The 3.1m seems excessive and unnecessary, never mind the back rooms at 3.6m!! This floor would by some margin outdo the already tall victorian style ground floor rooms (2.8m) and 1st floor rooms 2.6m, which I believe is very unusual for the loft to have the tallest rooms?

I have enclosed a simple diagram of the profiles of the houses to aid my explanation. Again ours is the 1890s build on the right.

image.thumb.png.64570270217a8b6cf8a3eff0e1c1f407.png

They could easily achieve comfortable rooms and living without going to that height and thus not so drastically affecting light levels we receive but my question is - Based on more strict planning rules (versus when their house was built in the 50s) do you think they will be allowed to surpass the height of our roof ridge (and indeed other neighbours' roof ridges) or will the council require them to match the height of ours and the surrounding neighbours?

This seems unfair to me. We have been restricted to protect our other neighbours light so should we not be teated exactly the same. I always assume they would not allow a roof ridge nowadays to be so prominent and out of keeping but we are worried that they would be allowed to do it because there's a non-specific 1.3m limit on piggy-back extensions.

Thanks very much,

Skandy

 

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On 1/22/2020 at 10:12 PM, cathie said:

I live in the south and I've bought my first house in the north.  Although I'm getting an agency to fully manage my property, I'm finding all kinds of challenges to being far away and I'm wondering what other peoples' experiences of this are.  I have to actually go to the house to let workmen in to do the various jobs that need doing to get it ready (such as gas safety certificate, electrical condition report, getting a washing machine delivered and installed).  Trusting the keys to my house to complete strangers is nervewracking.  I envisage with my next purchase trying to avoid so many trips by posting keys to people to get access to do work.  Is this what other people do when they buy from far away?

I rent my property in London while I’m away overseas travelling. Been over 3.5 yrs now and no agent involved. I return to UK to change tenants but been lucky only had to do that once so far. It’s time consuming and can be a bit stressful.

If you have an agent why aren’t they handling these jobs? You have to learn to let go and trust your agent with the keys...no point in employing one otherwise. 

 

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  • 3 months later...

Hi Ian,

Repeating the same as others have said, but thanks for the kind offer of advice!

Just wondering if you can confirm what if what I have understood from the permitted development guidelines is correct.

Fyi - I am not in a conservation area or in a listed building.

I have a small bungalow that I would like to extent on the rear elevation by 3 meters. The points that I am 95% sure on but the guidelines are a little grey on joining all of these areas in one extension. 

1. The bottom story of the bungalow is allowed to be extended by 3 meters, within class A, as it is less than 4 meters on the rear elevation and 7 meters from the rear boundary.

2. The roof that is currently in place is hipped, and I would be looking to bring this out to a gable, and extend out to meet the new rear wall of the extension this would then have a room in the roof above, I would look to do this under class B. None of the works would go above the current ridge line.

Do you think that I am correct in my assumptions and would it be acceptable to combine these 2 rights in the same project?

Many Thanks 

Ryan

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  • 2 weeks later...

Hi Ian

Thanks in advance for any advice you can give.

In general what are the chances of receiving planning permission on a 6 bed HMO for building an extension to add 2 or 3 more rooms (the property is in an Article 4 area).

Cheers

 

Gregg

 

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  • 1 month later...

Hi there.

I have a mobile home, on Agri Land, that has a  Lawful Development Certificate.

As the council cannot add any stipulations on a LDC there is no "Agricultural Tie"

1) Can I change the current mobile home for a newer version of similar size?
2) If I apply for a house, am I restricted to apply for one with similar size, eg bedrooms ?

3) Can the council add stipulations to the house, if granted, and what can they add, like Agri use only?

Anything else I should consider ?

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  • 1 month later...

Hi Ian,

Is your kind offer of advice still open?  I'm hoping to build a self-contained annexe in my back garden for my daughter to live in.  My dilemma is, do I go for a wooden structure (there seem to be several companies which specialise in turn-key annexes which apparently come under the "Caravan Act" & therefore don't need full planning permission) or do I go for a brick/breeze block structure which would last longer and hopefully add value to my home should I wish to move house in the future.  I can't seem to find any impartial advice as to whether a permanent structure would be likely to get planning permission and I'm wary of spending upwards of £3000 on architectural plans without knowing if planning permission would be granted.  I live in a semi in Sheffield and not in a conservation area.  The annexe would fit at the end of the garden with about 50cm spare each side and, depthwise, it would project to where you can see the fence towards the back of the photo, attached (the stone wall is the back of the garden).  It would be nicely hidden under the tree canopy & therefore very discreet.  There are currently a couple of sheds there, which the annexe would replace.  Thanks ever so much in advance for any advice you can give.20200905_143208.thumb.jpg.60352ebdddfcf1c4886c0caf46f66d77.jpg

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  • 3 weeks later...

Hi Ian,

I hope you're well?

I was wondering if you could give me some advice on a specific issue please?

I have received an enquiry from a gentleman who is looking to purchase a house in Hove. There is an extension on the rear that has been built to plans externally, but internally they’ve added a 2nd floor which Is not in the plans. He called looking for some advice on how to proceed, eg. Ways to protect himself, will the building inspector just turn up randomly and knock it down (even if he wasn’t the one who commissioned the work) etc.

Any advice you could add on the matter would be greatly received.

Kind regards,

Alexandra Parr

Office Manager - Planning 2 Build UK - 0844 414 8194.

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  • 3 weeks later...

Hello

I wondered if you could help. We’re considering buying a property but would need to build a garage or a side extension that has an integral garage and room above. 
 

Are there any obvious difficulties with building either a separate garage, single storey side extension garage or 2 storey side extension including garage and bedroom?  Local authority would be Bradford
 

Great Pasture, Burley in Wharfedale, Ilkley, West Yorkshire, LS29
https://www.rightmove.co.uk/property-for-sale/property-72983448.html
 

 

 

 

 

1AE7A1C5-27F6-439D-926E-D0370D3180A3.png

1EB1C783-5541-4B3E-9967-7BF7C671C89E.png

38D65275-AFFF-44D5-A629-FBC052A8F6DA.png

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Hi,

I may not be Ian, and judging by the lack of responses recently I can only assume that he isn't on the forum any more. However, I am a planning consultant so will hopefully be able to help in some way!

Firstly for Alexandra, generally internal changes within a property do not require planning consent, however, they would likely require building control approval. Either way, the Council would not just turn up with a sledgehammer and knock it down, you would almost always be given a chance to apply for the relevant permissions before any enforcement action is taken.

With regards the Bradford property - it looks like the property might have already been extended with a two storey extension to the side. This is worth checking as it is unlikely the Council would support a second side extension.

I have just stumbled across this thread, so will try to keep an eye on it in future to provide some planning advice where needed

Hope this helps 

Tom

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  • 1 month later...
On 11/2/2016 at 10:58 AM, ian gracie said:

Hi Everyone,

 

I am a Planning Officer for a local authority in London so I thought I would offer my services...for free!

 

Please feel free to ask me any planning related questions you have and I will do my best to answer them.

 

If you're not quite sure what to ask, as a rough guide I can offer advice on the following things to name a few:

 

  • Permitted development rights (also known as PD);
  • Extensions (including basements);
  • Sub-division of residential properties;
  • Changes of use (Office to residential for instance);
  • Things to look out for in terms of impacts on neighbours;
  • General procedural queries.

 

Look forward to your questions!

 

Thanks,

Ian

This is a great bonus for the site. Thanks for your contribution

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On 12/8/2020 at 1:43 PM, tom_bradfield said:

Hi,

I don't know if Ian is still posting on the forum as he hasn't posted on this thread in a while. I am also a planning professional, so happy to help with any questions you have regarding planning/permitted development

Thanks

Tom

We can use all the professional help we can get. Thanks in advance for your input

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  • 1 month later...

Hi,

Please I am looking for some advise on planning permissions on land without planning permission. 

I have been across so many lands that are not in Green Belt or AONB and very large, ranging from 2,000sqm to 13,000 sqm. 

The problem I am having is how much of this land can be used and can be allocated to develop? So how many  residential units can fit in? Is there like a rule of thumb or conditions? Is there %?

My second question please, Is it better to fit in large number of small houses or smaller number of very large houses? This is in terms of value, possibility of planning granted and best use of the land?

I understand that each council is different, but was just looking for a general rule or %? Or any advise?

I am really thankful for any help.

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Hi,

Unfortunately there is no rule of thumb or easy fix - each site is different and each local authority has different policies. A good place to start is always the Local Plan for the authority that the site is in - this will identify sites that are allocated for development, what type of development and how much development, as well as areas where development is very unlikely to be allowed. The type and size of units really depends on the type of site - for example an inner city site would suit itself better to a larger number of smaller units, with a more rural site a smaller number of larger dwellings. 

I am a planning consultant and more than happy to discuss prospective sites with you and their planning potential, so feel free to contact me, details below:

Tel. 07881108361

Email: tom.bradfield@berrys.uk.com

Thanks

Tom

 

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Hi Noory123,

Indeed it has been a while since I posted.  Tom is right.  Unfortunately there is no easy solution and, to be quite honest, even though I am a planning professional myself it is one of the most frustrating things about the industry for people like yourself trying to deliver housing during a housing crisis.  Makes it difficult to deliver housing quickly.

But yes, each authority has its own set of policies and criteria for its sites based on location, accessibility, housing need, affordable housing and other things.  As a starting point, you've done the right thing by asking questions on here but I think a combination of a planning consultant to appraise the development constraints of a site for you together with an architect who can look at things such as capacity - you will then be in a good position to approach the Council.  A planning consultant would be able to advise on things like strategy - i.e. is it worth approaching the Council for pre-application advice or straight in with an application.  With sites with more housing involved, pre-app tends to be the most sensible option.

So I think Tom's offer would be a good one to follow up to get a better understanding of what you can achieve on your site.

Good luck,

Ian

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p.s. I haven't kept an eye on the thread for a while but the best way of reaching me is at ian@myplanningexert.co.uk.  So if you can't find your answer on this thread in the first instance then feel free to contact me.

And thank you to Tom for adding value on this thread! So hard to get good planning advice so this generous offer is definitely one you should follow up on!

 

 

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