Lavingham Planning Consultants

Planning and Development Specialists in Yorkshire and the North East

planning applications

The Changing Face of Planning

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The Government has announced a consultation process on guidelines to speed up the planning system across England. In a report published at the beginning of August 2020 titled Planning for the Future, the Government provides detailed plans for changing a ‘relic’ of an existing system.

The plans aim to greatly improve the existing system which sees many potential planning applications refused because of previous stipulations.

The plans include re-energising local plans produced by the Local Planning Authority (LPA) so that land falls into one of three categories: growth, renewal or protected.

Automatic approval

The proposal outlines that planning permission would automatically be secured for areas categorised for growth. Some development would be permitted in renewal areas but would be restricted completely in protected areas.

Local Authorities will also be put under increasing pressure to ensure that planning approval for some bigger development projects is approved in under 30 months.

Priority for aesthetic developments

The Government also announced that high-quality development proposals would be likely to be granted automatic permission if they reflect local character and preferences.

The changes outlined by the Government mean that more applications will be granted immediately, whilst other more unique applications will be categorised, and approval will be granted based on new guidelines. The proposed guidelines suggest that following the implementation of the measures outlined, planning should be easier to achieve and less of a headache for all involved.

The reforms will mean:

  • Local communities will be consulted from the very beginning of the planning process. By harnessing the latest technology through online maps and data, the whole system will be made more accessible
  • Valued green spaces will be protected for future generations by allowing for more building on brownfield land and all new streets to be tree-lined
  • Much-needed homes will be built quicker by ensuring local housing plans are developed and agreed in 30 months – down from the current 7 years
  • Every area to have a local plan in place – currently, only 50% of local areas has a plan to build more homes
  • The planning process to be overhauled and replaced with a clearer, rules-based system. Currently around a third of planning cases that go to appeal are overturned at appeal
  • A new simpler national levy to replace the current system of developer contributions which often causes delay
  • The creation of a fast-track system for beautiful buildings and establishing local design guidance for developers to build and preserve beautiful communities
  • An ambition that new ‘zero carbon ready’ homes delivered under our new system will not require any future retrofitting.

Housing Secretary Rt Hon Robert Jenrick MP said:

“Our complex planning system has been a barrier to building the homes people need; it takes seven years to agree local housing plans and 5 years just to get a spade in the ground.”

Decisions on the Green Belt will stay with local authorities as they prepare their plans so that they can continue to protect and enhance these important areas for generations to come.

Following the publication of Planning for the future, the government will now consult with planners, lawyers and local government experts on the proposals, as well as interest groups and residents.

So, potentially lots of changes ahead! Luckily we are on top of all of these proposals as they move from consultation to law, so are well-positioned to advise you on how to get the permission you need. If you need some advice, do get in touch, please email us at info@lavingham.com or message Andrew on our social media platforms.

For more information on planning, please take a look at some of our past  blogs.

Are planning permission applications free?

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Some are but most sadly are not!  And it can vary depending on the size and scale of your project. Don’t be caught out with unexpected additional costs too.

Make sure you:

  • Understand and know what type of permission you need to apply for and the associated fees. (We can help and advise on this)
  • Add in a little additional budget as a contingency, in case additional costs are required and necessary to progress your application, such as site specific surveys.
  • Use FREE tools that are available online such as the Planning Portal for England’s fee calculator or speak to us and we can advise.

Why not call us for a FREE consultation today. For more information, please contact us at info@lavingham.com or send us a message via our social media platforms.

Top tips to get your planning permission approved

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First things first! Allow plenty of time for planning permission approval.

Planning applications are not decided in a couple of weeks and if you have complex plans you have to be aware that the deadline may need to be extended.

What can you do to minimise delays

  • Research your local council’s timeframes and their performance figures to be sure how your council process works within the statutory timeframes to get an idea of how much time you will need to allow.
  • Make sure your application is correctly completed with all the necessary supporting information, this is something we are happy to advise you on.
  • Be vigilant – you may receive actions to respond to, to help further your application, the quicker you respond the better, as it will help your application to continue moving.
  • Be realistic about possible delays, if your builder or contractors are ready to start work on the day of your application decision, maybe build in some time for possible application delays, you don’t want to lose your good builder!

Avoid changing plans after work has started, unless the Council specifically ask you to.

Before you submit your application make sure you pull together all of your information and get your advice ready in support of your application. Getting professional advice and support at this stage could be a vital step to ensuring a smooth application process.

Of course, sometimes, things do go awry and changes will need to be considered, just make sure you speak directly with your planning department as quickly as possible or engage a professional planning consultant to advise you at every stage.

Why not call us for a FREE consultation today. For more information, please contact us at info@lavingham.com or send us a message via our social media platforms.

Interested in reading other blogs we have written on planning, please go here

 

Using a professional at a planning committee

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As part of our role as a professional planning consultant we often act for our Clients when the applications are dealt with by the local Council Planning Committee.

Standing up and speaking in public can be daunting for some of our customers and we have found we can provide concise policy driven information related to your cases eloquently to the committee to get a positive outcome.

Understanding the way the Planning Committee works and knowing what they want to hear can take some time to process whereas we have experience from both sides of the table you hopefully get the outcome you desire.

We have recently been successful in representing one of our Clients in the Committee process where the recommended decision from the Planning Officer was to refuse the application, but by standing and speaking for our Client we were able to relay the true facts of the application to the Committee and the development was approved.  Our Client was delighted.

You would be surprised how cost-effective Planning Committee representation is. Do get in touch to find out how we offer great value as professional planning consultants.

Why not call us for a FREE consultation today. For more information, please contact us at info@lavingham.com or send us a message via our social media platforms.

 

Planning approval rates grow

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The number of planning applications granted has steadily increased over the last decade up from 73.5% in 2010 to 80.5% now, new research has found.

Though the number of applications submitted is down by 4%. This number has stayed quite steady in general terms and with increased approval applications the number of actual houses being built has increased from 30% to 42% since 2010.

However, the introduced ethos of ‘presumption in favour of development’ via the National Planning Policy Framework does look to have boosted approvals, with an increase of 30,000 planning permissions per annum since 2014.

Reports have suggested that the increased approval rate has allowed more homes to be completed which has been complemented by a more efficient planning system.

If you need a hand getting your planning application into shape to get it through the planning process. Please do get in touch with us.

Why not call us for a FREE consultation today. For more information, please contact us at info@lavingham.com or send us a message via our social media platforms.

How do I know if my barn conversion will need planning permission or not?

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We are often asked many questions about planning permission, and unfortunately a Yes or No is not always the answer. Of course we would always advise getting professional support when submitting a planning application on a range of options.

One area we often speak to our clients about is ‘what permissions are needed for barn conversions.’

Here are some of the situations where your planned barn conversion will not be permitted development and will still need planning permission:

  • if it is in an Area of Outstanding Natural Beauty (AONB)
  • if it is a listed building
  • if it isn’t on an agricultural unit (e.g. if the barn is in a garden or paddock rather than on a farm).

Outside these rules, there are numerous grey areas to find out about.  We would be able to advise you on whether your planned conversion is permitted development or not.

Interested in finding out more?

For more information, please contact us at info@lavingham.com or send us a message via our social media platforms.

 

We could be your planning specialists, come and say Hello!

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We are town and rural planning and development specialists.

We have been in business for the last two years but have developed a huge amount of experience as our principle, Andrew Cunningham, has spent 10 years of his professional life working in North Yorkshire in a local authority as part of their planning team.

In addition, to this varied experience, Andrew also holds an MSc in Town Planning and is a full member of the Royal Town Planning Institute. This experience, qualifications and excellent local authority knowledge of handling the full range of planning application types is a perfect way to ensure that your planning application is managed through the complex and increasingly challenging planning system.

Andrew set up Lavingham Planning Consultants to apply his specialist knowledge of planning particularly in a

  • rural
  • urban
  • heritage context

to provide comprehensive, good value advice, tailored to client’s needs, to achieve the best possible outcome for clients, hopefully adding value to their property, portfolio or land holding.

We are based in North Yorkshire but engage with clients throughout the UK.

We do not charge a fee for an initial local site visit, or a telephone or email consultation about your development proposal. So please do contact us via our social media platforms, give us a call or drop us an email, with your enquiry!

The planning process – What do you need to know!

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Planning applications have a ‘straightforward’ journey to approval. So they say….

For times where the path isn’t straightforward or even when it is, we like to help you to get there with the least amount of hassle, frustration, confusion etc etc etc.

Before you start on this journey, we wanted you to have a bit more background information about the planning process and how we can help.

Step 1 – Get professional plans drawn and your application completed, highlighting the positive aspects of your application. – We can help you prepare it and submit for you.

Step 2 – Once the application is submitted, the planning authority will publicise your application locally, and will notify immediate neighbours/businesses. – We can keep you in touch with developments in the application process and liaise directly with the planning team to answer any questions.

Step 3 – The public has a few weeks to comment on the application, to object or support it.- We monitor all public comments and gather additional information from the other consultees.

Step 4 – A decision is made on the application, usually within eight weeks of being submitted, on occasion it may be considered by the full planning committee on the recommendations of the planning officers. – We can attend the committee meeting with you or on your behalf, and present to the committee to answer questions.

Step 5 – Success, most planning applications are approved without issue, but if an application is refused it is important you get the right support and advice to see what your options are. If you wish to go to an appeal – We can be right by your side to provide additional information, and policy advice to get the best outcome from the Planning Inspectorate.

We can also provide our services from the other side, if you have concerns about a proposed planning application affecting you or your business?

We can help you to put across your objections in a concise way – don’t delay in getting involved.

If planning permission has already been granted, you have no right to appeal against the granting of permission, so don’t leave it too late.

We hope this helps you understand the process and how our involvement can make the process easier, positive and achieve the right result.

 For more information, please contact us at info@lavingham.com or send us a message via our social media platforms.