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AGENTS FORUM 9 th July 2014. Agents Forum INTRODUCTIONS.

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Presentation on theme: "AGENTS FORUM 9 th July 2014. Agents Forum INTRODUCTIONS."— Presentation transcript:

1 AGENTS FORUM 9 th July 2014

2 Agents Forum INTRODUCTIONS

3 Agents Forum DRAFT ALLOCATIONS PLAN

4 Agents Forum CHANGES TO PLANNING LEGISLATION

5 National Planning Practice Guidance (NPPG) Agents Forum

6 National Planning Policy Framework- (NPPF). Introduced a set of streamlined national planning policy. National Planning Practice Guidance- (NPPG). A significantly reduced series of guidance has been published

7 Agents Forum Series of circulars and planning guidance notes have been cancelled. The new guidance does cover a wide range of topic areas including Design, Use of Conditions, Flood Risk and Enforcement. Guidance should be viewed on line. /

8 Agents Forum Permitted Development- Prior Approvals

9 Agents Forum A “mini” Planning Application Relates to proposals which are permitted development Seeks to enable the LPA to have a say in aspects of the scheme Agricultural Buildings, Telecommunications, larger household extensions

10 Agents Forum New Categories Shops and offices to residential Agricultural buildings to commercial or residential

11 Agents Forum Prior Approval Barn Conversions Only limited guidance available Case law and appeal decisions likely to set practical use FODDC have set some guidance published on web

12 Agents Forum The building may not be enlarged in any dimension The curtilage cannot exceed the footprint of the building The building has to have a current agricultural use and is part of an established agricultural unit

13 Agents Forum Up to 3 dwellings can be created but the total floor area may not exceed 450sq metres Agricultural tenants have to agree and no application can be made within a year of terminating a tenancy Permitted development rights for buildings must not have been used If exercised, permitted development rights for new Ag buildings restricted

14 Agents Forum The regulations do allow for the installation or replacement of windows, doors, roofs or exterior walls, installation of services reasonably necessary for the building to function as a dwelling house and allows partial demolition Conversions not permitted Listed Buildings, Buildings within Conservation Areas or AONBs

15 Agents Forum How are the Submissions Determined? 56 day period Issues for Consideration Transport and Highways Impacts Noise Contamination Flood Risk Location and Siting : Is it impractical or undesirable to convert

16 Agents Forum Prior Approval for the Siting and Design of the Building may also be requested. Protected Species Not referred to as specific criteria for consideration However the DCLG consultation response stated “ All changes under permitted development are required to meet necessary habitats and environmental legislation and regulations”

17 Agents Forum Accordingly, in the majority of cases the Prior Approval application will need to be accompanied by a protected species survey, with a mitigation strategy if species are found

18 Agents Forum Key Points It must be a conversion, therefore, wholesale rebuilding of a structure will not be supported. This means that some types of buildings are not deemed to be suitable Dutch and Pole Barns Glasshouses

19 Agents Forum Curtilage is deemed to include the parking and Access. Small barns which need extensive new accesses are likely to need full planning permission instead. Many barns will need Full Planning permission. However the government's commitment to the principle that barns are suitable for residential use will be a material consideration

20 Agents Forum CHANGES TO LISTED BUILDING LEGISLATION

21 Agents Forum Heritage Partnerships Listed Building Consent Orders Certificate of Lawfulness of Proposed Works

22 Agents Forum Conservation Area Consents replaced by Planning Permissions Listed Building Entries can be more precise: confirming features/buildings not given protection

23 Agents Forum NEIGHBOURHOOD PLANS

24 Agents Forum REVIEW OF SERVICE Don’t forget to submit your questionnaire

25 Agents Forum ENFORCEMENT PLAN

26 Agents Forum Replaces Enforcement Protocol NPPF requires LPAs to have Enf. Plan Viewable on-line

27 Agents Forum How we will deal with Complaints Procedures- What you can expect Tools available Shorter, simpler user friendly document

28 Agents Forum FUTURE OF THE FORUM

29 Agents Forum ANY OTHER ISSUES


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