Town Planning Testimonial For Rob Duncan

Chris Green,

We began looking at ideas for Wildwood in 2017, and it was not until 2019 that we decided that a new build/replacement dwelling in a contemporary style was the way forward for us.

In late 2020, we engaged Hewitt & Carr to be our architects - they were an established local business, and had a highly recommended Planning Consultant - Rob Duncan - as part of their team. 

We always envisaged that obtaining Planning Permission for our site could be tricky, so we knew we needed a good partner on that side - Rob had previously worked for the SMDC Planning Department, so his knowledge and insight was to be invaluable.

 From the outset, our meetings with Rob were very positive - he listened, and understood what we wanted to do; he recommended a strategy going forward, and was open, honest and realistic about the potential pitfalls, as well as the potential timescale.

 Rob had warned us that it could take 18 - 24 months to achieve planning approval - and he was right - it was actually 20 months.

 Throughout the process, Rob was always available to us with helpful advice, tips and guidance; on occasions he liaised directly with SMDC to help move things forward. Robs' approach is very friendly and realistic - you know that he is speaking honestly from first-hand experience, and always tells you the reality of the situation, good or bad.

 We have nothing but praise for Rob Duncan, as his role was absolutely key in our being granted full planning permission for what we wanted for our project. We have no hesitation in recommending him to anyone thinking of embarking on a project where planning permission will be required.

Chris Green, Wildwood, Alton   To see how we can help with your planning application click here https://hc-services.uk/town-planning/

Call us 01538 711777 

Or Email hello@hc-services.uk

 

 

Upward Extensions to Houses

The Government has recently confirmed that changes to the Permitted Development Order will come into force on the 31st of August 2020, which will allow householders to extend their existing properties upwards.  The regulations will allow householders to add up to two additional storeys to an existing two or three-storey house and one additional storey to a single-storey house.

Naturally, as with anything Permitted Development related, there are strings attached, and a variety of criteria will need to be met if you are to benefit from the new rights, including a requirement for a prior approval submission to be made to the Local Authority in advance of any works starting on-site, where the Local Authority is allowed to consider the impact of the development on the following:

Hewitt & Carr Services offers an appraisal service to determine whether your proposal would meet the relevant criteria for an upward extension and can also coordinate the prior approval submission on your behalf, including preparing a supporting statement to demonstrate compliance with the provisions of the legislation. 

If you are interested in taking forward an upward extension, then please do not hesitate to get in touch.

Tel: 01538 711777

Email: hello@hc-services.uk

Web https://hc-services.uk/town-planning/ 

Meet our team?  https://hc-services.uk/about-hcs/

 

How Often Are Planning Appeals Successful?

The question is...how often are planning appeals successful?

Planning appeals against the refusal of planning permission, enforcement notices, unwarranted planning conditions or non-determination are handled by the Planning Inspectorate. 

Administratively based in Bristol, the Planning Inspectorate employs Planning Inspectors who undertake appeal work across the country.

They provide an independent assessment of planning proposals, most commonly following a refusal of planning permission by a Local Authority.

Statistics published by the Planning Inspectorate show that for the period April 2018 to March 2019, a total of 10,176 appeals were determined. 

The vast majority of these were processed via the Written Representations procedure (9,486).  The remainder were determined via the Hearings procedure (488) and the Public Inquiry procedure (202).

Of the 10,176 appeals that were determined, an average of 30% were successful. 

The success rate notably varies depending upon which appeal procedure is adopted, with 29% of Written Representations, 42% of Hearings and 48% of Public Inquiries being successful. 

The statistics, therefore, show that there is a greater prospect of success when utilising these latter procedures – however, they do come at additional cost and are usually reserved for more complex or controversial cases.

At Hewitt&Carr Services, we have an above-average success rate with appeals and offer a professional, considered approach to such matters. 

If you are looking to lodge an appeal against the decision of a Local Authority, get in touch with us for a review of your case and a competitive fee quote.

Give us a call 01538 711777  or simply email: hello@hc-services.uk

You may also find more important information here Hewitt&Carr Services Town Planning

Meet our team?  https://hc-services.uk/about-hcs/

 

What Is A Site Appraisal?

A site appraisal allows a client to assess the likelihood of planning permission being granted for a particular development proposal.  This might be to determine whether a site is suitable for new residential development or to assess whether a change of use of a building might be acceptable in planning terms.

Hewitt&Carr Services offers a service which entails an assessment of the planning constraints applicable to a site and an appraisal of whether your proposed development is likely to be supported by the Local Authority.  Where appropriate, it may also flag up alternative suggestions to address any constraints identified.

If you are interested in having a site appraised to determine its prospects of securing planning consent, then please give us a call to discuss further.

Tel: 01538 711777

Email: hello@hc-services.uk

Web: hc-services.uk/town-planning/

Meet our team?  https://hc-services.uk/about-hcs/

 

 

Are Planning Departments Sufficiently Resourced?

The Local Government Association has stated that Local Authorities will have faced a reduction to core funding from the Government of nearly £16 billion over the preceding decade, with Council losing 60p out of every £1 the Government had provided for local services. 

The consequential effect for many Local Authorities has been a squeeze on staff numbers and a need to achieve efficiencies to deliver the same level of service but with lesser resources. 

The effect that this has had on Planning Departments and the standard of service offered to applicants has been significant.

A lack of resources in Local Authority Planning Departments has significant implications for the delivery of development projects, as the Local Authority is involved at differing stages in the process and can often add considerable delays to the project time frame. 

There is time spent engaging in pre-application submissions, the time spent waiting for applications to be determined, which are often overrun and are subject to requests to extend the determination period, and the time spent making submissions to address planning conditions. 

In one recent case, it has taken one Local Authority in excess of 15 months to determine a discharge of conditions submission, as they have had to prioritise the determination of planning applications over other cases. 

The consequential effect has been a significant delay to the delivery of that particular project, and one which we cannot be resolved by way of a Deemed Discharge submission.

A properly resourced Planning Department should have the capability to enter swiftly and constructively into pre-application discussions, to give feedback on applications at an early stage in the process rather than in the last few days of the process, and provide prompt responses to the discharge of conditions submissions. 

Unless Government funding is increased or more radical solutions such as outsourcing are implemented, the continued issues associated with under-resourcing look set to continue. 

We would support any efforts by the Government to increase spending on Local Authority Planning Departments to ensure that they can offer an effective and timely service to customers, which in turn will help to ensure that development projects run smoother without such significant delays.

Hewitt&Carr Services has nevertheless established a strong working relationship with all of the Local Authorities within the North Staffordshire area and wider West Midlands region and proactively monitors its applications to ensure that any adverse issues are raised during the determination of an application are addressed promptly. 

If you have a parcel of land or development project you are interested in exploring, please do not hesitate to contact us to discuss the matter further.

Tel: 01538 711777 Email: hello@hc-services.uk

Visit https://hc-services.uk/town-planning/ for more information.

Meet our team?  https://hc-services.uk/about-hcs/

 

 

What Does CLUED Stand For?

CLUED is an abbreviation usually used by Local Authorities to describe a Certificate of Lawful Development For Existing Use or Development.

A Lawful Development Certificate (CLUED) can be issued by a Local Authority to confirm whether an existing use of land or building or building works previously undertaken on a site is lawful. 

They are particularly useful where it is necessary to determine whether an existing use is lawful and immune from enforcement action by the Local Authority or to establish what the lawful use is ahead of future development proposals. 

A typical example might be a prospective purchaser wanting confirmation that the use of a building or previous building works on a site are now lawful.

Here's how it works...

The process involves the submission of a Lawful Development Certificate application to the Local Authority setting out why the existing use or development is considered to be lawful at the date of the application. 

The Local Authority will consider the submission and determine whether the Certificate should be granted or not, having regard only to matters of law. 

The onus of proof in such applications rests with the applicant, with the Local Authority required to consider, on the balance of probability, whether the evidence shows that use or development is lawful or not.

If the existing use or development is considered to be lawful, then a Lawful Development Certificate will be awarded.   If, by contrast, the Local Authority considers that the development is not lawful, then they will refuse the Lawful Development Certificate application. 

What happens next?

If your Certificate is refused, an appeal can be lodged with the Planning Inspectorate for an independent judgement on the matter.  You can learn more about the Planning Appeal process here.

Rob Duncan: Chartered Town Planner 

How we can help

Hewitt&Carr Services can provide you with professional advice and support to optimise the prospects of your Lawful Development Certificate being approved.  If you’d like to discuss this further, then get in touch – we’d love to help.

Tel: 01538 711777

Email: hello@hc-services.uk

Web: https://hc-services.uk/town-planning/

Meet our team?  https://hc-services.uk/about-hcs/