14 August 2017 – Arc planning secures permission for new housing in Bishops Stortford

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Doing our bit for housing needs in the local area, arc planning have secured permission for 4 new detached dwellings in one of the most sought after and attractive parts of the town of Bishops Stortford.

Arc planning provided advice and support to the Croft Group, a small local developer, in formulating plans and layout which overcame issues of potential impact on character, trees and neighbours amenity.  A comprehensive application package and design and access statement was able to convince officers to override local objections in their decision to approve the proposals.

Arc planning is keen to provide support to small developers and housebuilders who are vital to the continued housing supply in the country.

Arc secures permission for change of use retail to dental surgery in LB Camden

Working on behalf of Dentix UK arc planning recently secured permission for a change of use of a retail property (A1) to dental surgery (D1) within an established retail frontage.

Dentix were founded in Spain and the company are currently implementing a broad expansion plan including within the UK market. Arc planning are assisting the company in this ambitious plan that foresees the opening of a number of clinics in 2016 and 2017.

This is the second permission now secured for Dentix and a number of additional clinics are likely to follow.

Residential development in Green Belt, Hertfordshire

Arc planning have been working over a number of months to secure permission for 11 new dwellings on a green belt site in Hertfordshire.  Arc originally secured a certificate of lawfulness for commercial use of part of the previously developed site. Arc Planning subsequently negotiated permission for residential development, successfully arguing that the site represented an exception site under paragraph 89 of the NPPF.  Permission was granted and has been ratified by the Secretary of State and is subject to a Section 106 Obligation.

 

If you have a site where you feel there is potential for development in the Green Belt, and need further advice please contact Chris Bean at Arc Planning on 07534 138851.

Arc secures permission for Agricultural to Residential

Arc planning has recently secured permission for the conversion of 3 former agricultural buildings to residential use (3dwellings) on Green Belt land in the Borough of Broxbourne.

Permission was secured via permitted development rights under Class Q of Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015.

Arc planning were able to demonstrate that the conversion was not “Impractical or undesirable” and that all other conditions and limitations were able to be met.

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  • If you have issues relating to agricultural buildings or sites in the Green Belt, please contact Chris Bean for further advice and support.

Arc secures permission for change of use from residential to HMO

Arc planning were asked by prospective purchasers of a large property in the District of Uttlesford, Essex to assist in securing planning permission for a change of use from residential to an 8 bedroom HMO. Previous applications had been unsuccessful with numerous refusals for similar schemes. Through collating evidence of the nature of use and impacts on the wider area and engagement with Council officers, Arc were able to secure permission.

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  • If you have issues relating to changes of use or unsuccessful planning applications, please contact Chris Bean for further advice and support and an examination of any further options that might be available to you.

Arc help to secure permission for 2 houses in Radlett

Arc planning provided planning support and advice to secure permission for 2 large detached dwellings on land at Watford Road, Radlett. A number of potential obstacles were overcome, including TPO trees, design and layout and neighbour amenity. Despite being called in for decision at the Hertsmere Planning Committee, members granted permission.

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March 2016 Further Changes introduced to permitted development

Various amendments have been made to the General Permitted Development) (England) Order 2015.

The main changes relate to permitted rights for change of use of buildings to residential use and include;

 

  • Allowing a building used as a launderette to change to residential use

 

  • Office into residential use (Class O of Part 3 of Schedule 2) permitted development rights are now made permanent
    • A condition allowing the local planning authority to consider noise impacts on the intended occupants of the development from premises in commercial use is included in the extended right.
  • Change a building in light industrial use to residential use a temporary right (Class PA of Part 3 of Schedule 2) to, where an application for determination as to whether prior approval is required is made on or after 1 October 2017 and the prior approval date occurs on or before 30th September 2020.

Please feel free to contact Chris at Arc Planning if you want to discuss these new rights and how they might affect you.

18 February 2016 – Government Consultations on Planning Changes

The Government has recently released consultation proposals for some further potential changes to planning.

Upward Extensions in London

This consultation proposes 3 ways to encourage building upwards, by adding a limited number of storeys to existing buildings. They consist of:

  • a London-wide permitted development right, with a prior approval, for up to 2 additional storeys, up to the roofline of an adjoining building
  • planning policies in the London Plan to support upward extensions for new homes
  • boroughs making local development orders to grant planning permission to extend upwards for all or part of their area, or for particular types of buildings

https://www.gov.uk/government/consultations/upward-extensions-in-london

Technical Changes to Planning

This consultation provides the proposed approach to implementation of measures in the Housing and Planning Bill, and some other planning measures, including more detail on;

    • The new ‘permission in principle’ route for obtaining planning permission.
    • A fast-track planning applications services – applicants will be able to choose whether to submit their plans to the local council, a competing council or a government-approved organisation that would process applications until the decision point of the process.
    • Local Plans – Those authorities without a local plan in place, and authorities which have not kept the policies in their local plan up-to-date will be a high priority for Government intervention
  • A new dispute resolution mechanism for section 106 agreements
  • Permitted development rights for state-funded schools – allowing schools on temporary sites and in temporary buildings while permanent sites are secured and developed and allowing larger extensions to be made to school buildings in certain cases without the need for a planning application.

https://www.gov.uk/government/consultations/implementation-of-planning-changes-technical-consultation

Office to resi made permanent +

Housing and Planning Minister Brandon Lewis today (13 October 2015) announced new measures that will make it easier to turn underused office buildings into new homes.

First introduced in 2013, temporary permitted development rights have enabled offices to be converted to new homes without having to apply for planning permission. However, these rights were set to expire on 30 May 2016

Today, it was announced that these permitted development rights will now be made permanent. In addition those who already have permission will have 3 years in which to complete the change of use – ending potential uncertainty for developers.

Also announced was an extension of the rights to allow the demolition of office buildings and new building for residential use.

In addition, new permitted development rights will enable the change of use of light industrial buildings and launderettes to new homes.

The precise details of these additional changes are yet to be provided, but all we know at the moment is that they will be subject to limitations and prior approval by the local planning authority…watch this space.

New wave of Planning Changes announced in Productivity Plan

The government announced on Friday a fresh wave of changes to the planning system in a document entitled “Fixing the foundations: Creating a more prosperous nation”. Among those changes announced are;

Automatic Permissions for Brownfield Land – Sites included in the planned statutory registers of brownfield land (announced earlier this year) suitable for housing will effectively be automatically given planning permission in a new “zonal system”.

The productivity plan says that the government will legislate to grant automatic permission in principle on brownfield sites identified on those registers, subject to the approval of a limited number of technical details.

Previous attempts to reform outline permissions have tried to achieve similar ends, but ended up becoming more detailed and Local Development Orders (LDOs) are currently available for a similar purpose, but are little used, so it is difficult to see what this reform will add.

The plan also promises additional proposals in the autumn to change the compulsory purchase system “to allow local authorities and others to drive forward and shape brownfield development”, over and above those consulted on in the Spring.

Higher Density around “Hubs”– The plan says the government will “work with mayors in London and across the country to use new powers in the Devolution Bill to use development corporations to deliver higher-density development in designated areas”. The government will consider “how policy can support higher density housing around key commuter hubs.

The government will also consider how national policy and guidance can ensure that unneeded commercial land can be released for housing”.

Mayoral Powers – The document confirms the government’s intention to proceed with devolution of wharves and sightlines to the mayor of London, “and will also look to bring forward proposals to allow the mayor to call in planning applications of 50 homes or more, allowing him to support more planning applications that will help to meet London’s needs.

Build Up Permitted Development – The document also says that “helping London to ‘build up’ will reduce the need to ‘build out’”, and the government will work with the mayor of London “to bring forward proposals to remove the need for planning permission for upwards extensions for a limited number of stories up to the height of an adjoining building, where neighbouring residents do not object. In cases where objections are received, the application will be considered in the normal way, focussed on the impact on the amenity to neighbours.

No timescales are provided to indicate a timescale for implementation of these measures. The full document can be read here