Planning Permission Tips UK - Illegal Building Works - Is there an Upside?
September 30, 2008
Many times throughout the year we are called in to assist people who have got into trouble by completing building works without Council permission. This can be either Planning or Building Regulations - often both. Guess when this ‘illegal’ building works is usually exposed - Right at the time when the home owner is under the most pressure & exposure to other abortive fees - you guessed it - WHEN THEY ARE ABOUT TO MOVE HOME!
I am amazed at the blinkered approach most homeowners have to completing building works without the required council consent. They just bury their heads in the sand & think that it will not be exposed - HOW WRONG MOST HOMEOWNERS ARE.
They seem to forget that most purchasers surveyors just love it when they are able to expose any illegal building works that may assist the purchaser in pulling out of the sale (strange I here you say) - you see they get paid for their survey report irrespective of the homes condition & by exposing illegal building works they obtain a ‘get out of jail free card’ - in other words, the purchaser is likely to pull out of the sale & not rely on the contents of the survey and thereby the surveyor reduces their exposure to negligent claims from the purchaser when some other form of defect may be discovered later on.
Planning Permission Tips UK - Permitted Development Allowances - Not the Golden Goose You Imagine
September 29, 2008
There is a perception amongst most folk that every house is allowed a certain percentage of extension development without the need for formal Planning Permission. People seem to think that it applies to them even when they purchase an already extended property.
The Permitted development allowances as contained within the GPDO 1995, Statutory instrument 1995 No. 418 is a minefield of criteria & restrictions with affecting paragraphs & clarifications all over the document which has lead to a vast array of interpretations from homeowners, agents & Planning Authorities, some of which has been challenged in the courts. It is so cumbersome that there is even a government discussion document out at the moment seeking to address these issues that should result in an update or complete new legislation document in the coming months so watch this space.
This News Letter is far too short to go into every issue of what you can & cannot build within the curtilage of a dwelling house without formal Planning Permission (unless you have purchased my MAXIMUM BUILD PLANNING GUIDE OF COURSE???) but it may be advantageous to subscribers of this news letter to highlight some of the more common ‘trip up’ clauses that will prevent you from erecting your extension, outbuilding or alterations to your property as follows:-
Lighting Up a Seniors Life - Baby Boomer Alert!
September 28, 2008
Lighting for seniors requires attention to some specific details. When planning a lighting design for aging baby boomers we want to provide both adequate light to see clearly and a safe environment. With a combination of recessed, pendant, track and wall fixtures, these needs can be met. It is very important that certain areas be well lit. Areas like stairs and bathrooms where so many accidents occur or basements, which are usually dark. Kitchens require a great deal of light so food can be prepared safely.
It is fact that as we age our eyes needs change and we need more light to see properly. What may be suitable at 25 may not be good enough at 40 and what may work at 40, just won’t cut it at age 60. Task lighting can help in a kitchen by installing under cabinet lights. A good choice for under cabinet lights is fluorescent for the simple reason that they require very little maintenance. This is another important aspect to consider. We want to try to choose lighting that requires very little maintenance and does not require tools to change bulbs. Placing the light fixtures in a location that makes it easy to reach to change light bulbs is also a good choice. Wall sconces are a good choice to solve this problem. A wall sconce placed in a stairway for instance can provide light as well as eliminate the need for a ladder to change the light bulb.
Planning Permission Tips UK - Two Story Side Extensions - The Common Mistakes
September 27, 2008
Probably the most common type of residential extension is the two storey side extension. However, it is one of the most easiest schemes to get wrong with regard to Planning Permission. Side extensions have an awful lot of issues that need careful consideration before submitting a scheme to the Planning Department for Planning Permission.
Firstly is the impact of your scheme upon the neighbours. Most councils design guides will not let you build right up to the boundary at the first floor level. This is to prevent ‘terracing’ of the street scene. This usually means ‘insetting’ the extension by at least 1M. The ground floor element can normally go closer. Secondly, is respecting the shape of the existing dwelling. This often means setting back the extension to obtain broken wall & roof lines together with a lower ridge line. Simply adding on a ‘block’ of same depth extension with flush front elevation wall & roof lines will normally be resisted.
Planning Permission Tips UK - Agricultural Plots of Land for Sale - The Latest Mug Punter Scam?
September 26, 2008
The first part of most years brings a flurry of trade shows aimed at the public & trade alike such as The Ideal Home Show, Interiors & just recently the Building Exhibition at the NEC. It never ceases to amaze me the amount of new gadgets & Gizmos (along with the usual tat) that companies invent for our consumption. Most seem to have a shelf life of about 2 days once home where it is usually broken, binned or stored never to be seen again. What seemed like a great idea turns out to be nothing more than a poorly designed & manufactured item aimed squarely at the naive & impulsive home owner.
Now what has this cynical observation got to do with Residential Planning & Development I hear you ask? Well I have noticed the start of an increasing trend that for me, has the makings of another ‘latest fashion fad’ about to explode onto the UK property scene that could fall into the same criteria I have just described above - except this one wont cost you £9.99 but £16K to £25K - Please enter the ‘building plot’ sale of huge chunks of farm land for residential housing (subject to Planning of course).
Planning Permission Tips UK - Understanding Your Local Planning Officer - They are Only Human
September 26, 2008
This time of year often sees an explosion in new enquiries for development schemes but the irony of this fact is that most people think that they are in time for a Spring/early summer build if they start the Planning & design process now through the Local Authority?? Sorry but this thinking should have been at the end of last summer - September at the latest. In most cases people do not seem to realise the time scales involved ……. 1 month for survey & design build up, another 2 weeks for clients alterations & Planning upgrade, 2 to 3 months for Planning Approval, 4 weeks for the Building Regulations upgrade, 5 weeks for the Building Regulations & tender & then 4 months to fit in with your chosen Builders programme & work schedule. Add that all up & 6 months would seem a challenging task. The moral? - If you have a development project start the design & formal applications process as soon as possible & at least 6 months (in most cases) should be allowed before you can start on site from inception. HOW MANY MORE TIMES DO I HAVE TO SAY THIS?
Summers Unexpected Outdoor Candelabra
September 25, 2008
For picnic tables, decks, porches, patios, and sidewalks, decorators are using an unusual source of candle lighting. Fireplace candelabra-those candle holders intended for fireplaces-have moved outside for the summer!
Fireplace candelabra were originally designed to hold candles in your fireplace when you want the glow of flickering flames but not the heat or hassle of wood or gas fires. But fireplace candelabra, more sturdily constructed than most candelabra, can be right at home in an outdoor setting, too.
The sturdy construction of fireplace candelabra makes them less delicate than traditional candelabra. Their solidness is just what is needed to look appropriate and function well in the less formal entertainment settings of outdoors.
Another appeal of fireplace candelabra for outdoor use is that they come in a variety of metals. Most are a traditional black iron, and those have the advantage of "disappearing" in the dusk of evening so their candles seem to float in the darkness. Some fireplace candelabra have a sophisticated, brushed steel finish that, mirror-like, reflects the candles’ flames. A few have a copper finish. With these fireplace candelabra, the candle light is beautifully reflected in the warm, mellow glow of the copper.
Planning Permission Tips UK - Rights of Light to Adjoining Neighbours Windows - What You Should Know
September 24, 2008
Rights of light - What a minefield this topic is when developing or extending a property. This is potentially one of the most subjective Planning issues their is. Most Planning Departments will have guidance but I guarantee it will be specific in parts & definitely woolly or non specific in other areas leaving the subject wide open to interpretation.
One of the most common areas for debate is with regard to side windows on neighbouring properties. The general rule of thumb is whether or not the neighbours side window is a principal or secondary window. If if is the only principal window for a neighbours room then the chances are the Planners will pay great attention to your development or extension. They will want to be satisfied that the window is not interrupted from skylight by your building project. Secondary side windows on the other hand to habitable rooms or windows to non habitable rooms are far less contentious & are often ignored by Planning Departments in their impact assessments. However, this is only a rule of thumb & surprises do sometimes occur. These surprises often arise from neighbour induced objections where the Planning Officer is forced to stick out his neck & make a case to support your scheme against that of the neighbours vitriol - you don’t see many headless Planning Officers these days do you - you get my point.
Planning Permission Tips UK - How to Avoid Boundary Disputes when Extending or Redeveloping a Site
September 23, 2008
The quest for more living space these days means making more efficient use of the sites available space in which to extend or develop. This invariably means building right up to the properties boundary line in many cases.
This can have major pitfalls if it is not presented or handled correctly & not just at the Planning Application stage either. You wouldn’t believe the number of on-site boundary disputes that arise during construction and it is usually the poor old builder who gets caught right in the middle of the crossfire.
Having been party to a few boundary disputes in my time there are a number of rules that I apply when extending or developing a property to ensure that the risk of a neighbour dispute is reduced or catered for when designing and building close to the properties boundary fence for example.
RULE NO. 1:- Though shall not encroach over the boundary line.
Planning Permission Tips UK - What To Show And What Not To Show On Your application Drawings
September 22, 2008
Many successful business deals are the result of being a bit canny with the information that you already know - keeping a tight lip when needed and only letting the other side know just the bare minimum requirement of information and never laying all your cards onto the table. Successful negotiators use this tactic all the time. I expect all of us can remember a time when we have left a meeting wishing that ‘I hadn’t of said that!’ Well presenting a Planning Application can often involve the precise same tactics at times where you need to retain the advantage in your presentation or application scheme.
Many detailed or complex residential development projects often involve works that can often be implemented without formal Planning Permission - Many garage conversions are a prime example.
So, if your scheme is for a fairly large 2 storey side extension for example that you think is already near the limit for overdevelopment of the site, then why include the garage conversion as well on the Planning scheme if it can be converted under the sites Permitted development allowances. Including building works on a Planning scheme that would not ordinarily require Planning permission is very risky for your other works that do require the benefit of Planning.
