Facts - New planning rules

Basements, loft conversions with dormer windows, conservatories and similar extensions, and minor eco improvements – all of these could become much easier developments for homeowners in the future, with sweeping changes to the planning system.
At this moment, the changes are only proposals for a reform of local town and country systems as part of a major overhaul of the whole system, from national to local level, as outlined in the Government’s ‘Planning for a Sustainable Future: White Paper’. And it’s now up for consultation and comment from organisations and individuals.

Why the Change?

Many people already frustrated by lengthy and expensive applications will say ‘about time too’, but there are several reasons behind the proposals:
The incredible growth of householder applications means they now represent over half of the average planning authority’s caseload. That’s despite the current system allowing many minor householder improvements to go ahead without planning restrictions. In 2004-2005 planning authorities received 340,000 planning applications for householder developments making up 53% of the average planning authority’s total caseload compared to just 37% 10 years ago. And 87% of householder applications are granted.
Appeals against decisions have almost doubled since 2000.
All this means householders may face expense and delay as authorities are struggling under the burden of meeting target times for decisions and the costs involved. A review found that the system also means many householders could not easily understand what didn’t need planning consent without getting clearance from a local authority.
Rising house prices preventing growing families from moving while planning restrictions prevent minor adaptation of their existing homes.
Homeowners wanting to tackle climate change should be helped rather than hindered from making improvements which would increase energy efficiency, including production and conservation resources – for example, installing solar panels or wind turbines.
 

The main proposal affecting householders is to scrap using ‘volume limits’ to decide whether a development can be permitted and focus more on its ‘impact’. For most this will mean at least the immediate neighbours, but could also extend to the local community, according to the Government review focusing on homes.

So if you want to convert your loft, you should start with getting the agreement of your neighbours, which might not always be so easy. However, the proposals envisage a mediation system being set up.
The removal of strict rules based purely on volume will certainly ease the progress of many householder improvements, however, says the Householder Developments Consent Review, which identified a number of anomalies under the current system, including:

Where a house has already been extended at ground floor level, full planning permission then needed for a dormer window which would otherwise be permitted.
Cases of householders having to demolish existing outbuildings simply so that new extensions complied with volume limits.
Development of basements generally ‘discouraged’ due to lack of guidance on their planning status even though their impact is likely to be low and they give valuable extra room without taking up more land.
The review has come up with outlines guiding how future developments could be classified with say, ‘Level 1’, which has no impact, not requiring planning consent. And while some recognition has to be taken of volume it suggests sample formulas, for example those given below:
 

Single Story Rear Extensions

• No size limit providing it complies with certain criteria, e.g.
• Not within x metres of any boundary
• Not higher than y metres within z metres of any boundary
• Not to exceed (say) 50% of original garden area
• Not to include a raised terrace or balcony

Existing protections, however, such as those for Listed Buildings, will still apply.
And it is possible a few new controls will come in too. One area highlighted by the review is the increasing paving over of front gardens with ‘non-porous material’ to increase parking space. “Where this occurs on a widespread basis it can increase the run-off rate to put pressure on drainage systems and increase flood risk,” it warns.

Tackling Climate Change and Useful Links

Improvements which could help householders produce and conserve energy should be encouraged under the new system. This means wind turbines and solar panels will be allowed providing they fit into ‘impact’ requirements, both in terms of sight and noise. More details can be found in ‘Changes to permitted development rights for householder microgeneration’.
 
 
Useful Links

Planning for a Sustainable Future: White Paper
Info on the government’s planned changes.
http://www.renovationcentral.co.uk/wp02/wp-admin/www.communities.gov.uk/index.asp?id=1510503

Local Government Association
To see what changes have been implemented in your area.
http://www.lga.gov.uk/

Householder Developments Consent Review
A review of current legislation with recommendations for change.
www.communities.gov.uk/index.asp?id=1501262

Changes to Permitted Development Rights for Householder Microgeneration
A consultation paper on reforming the planning system.
www.communities.gov.uk/index.asp?id=1508888

source: Channel4

Facts planning planning permission