Threats & Opportunities? Kelvin Williams Head of Planning & Environmental Services Permitted Development

Key Concerns - with the new system as some might see it?  Loss of commercial space  Unplanned housing developments  No consultation  No Section 106/CIL Contributions  Reduced consultation requirements  Can be confusing  Neighbour amenity issues.

As Central Government would see the situation Permitted Development (PD) | = | Streamlining Agenda – (Prior Notification) P.N | = | Growth Agenda | = | Housing delivery | = | Economic Growth

The Story so far :- Changes implemented by last Government  Increased rights regarding room dormers  Increased rights regarding rear side extensions (domestic & employment)  Increased rights over two storey extensions.  AONB exempt and controls in some areas increased.  Introduction of Certificates of lawfulness of work to listed buildings

The Continuation of the story under the current Government  Offices to residential – temp 3 years  Shops to residential – (flexible use Classes 2 years)  Increased extensions rights  Barns to residential  Introduction of Prior Notification application process  Exemptions regarding CIL  Deemed consent  Limited consultation

Existing;-

Proposed:- Granted at appeal

And Now:- a new consultation (2014 – 2015)  Removal of time limited exemptions i.e offices introduced under previous changes  Change of use relaxation regarding restaurants cafes/hot foods.  Exemptions for statutory undertakers  Increased exemption on building solar installations  Removal of controls for mezzanine floors  Restrictions on use of Article 4 directions  Warehouses to residential  Flexible uses for shop change of use

Also Included for Restrictions in setting maximum parking standards Deemed consent regarding some condition discharges Reduction in need to seek statutory consultees views on a range of applications Proposals to introduce start to finish indicators for the planning process Proposals to set time limits for Neighbourhood Planning Process Proposals to test the nature of adequacy of consultation etc.. (Neighbourhood Plans)

What is a Prior Notification (PN) Application  It is not a planning application  It generally has a 8 week time limited period after which if there is no decision it is deemed accepted  Limited consultation usually abutting neighbours  Right of appeal – against refusal  Limited criteria which P.A can consider – highway issues, flooding issues, neighbour impacts – in limited cases design – noise/contamination  P.D rights removed

Summary of new Proposed Changes Will increase potential number of applications & type of applications Most changes do not apply to AONB/listed buildings – but there is an assumption that LPAs do not unreasonably resist development/change of use planning applications Prior Notification (P.N) approach reinforced Will lead to confusion/concerns Increased pre-application advice vital Restricted time periods & deemed consents with limited consultation Planning applications – prior notification application

Parishes – where do you stand? Not a statutory consultee Changes in PD/PN are not subject to any variations in Neighbourhood Plans There will be unsustainable development There will be no planning gain A proactive approach if conversion is acceptable PN – new build improved quality?- supported by AONB unit.

Case Examples – Does not need planning permission.

Case Examples Cont. - Proposal

Case Examples Cont. – Does need Planning permission

Concluding Points:-  PN/PD part of the wider picture of reforms & growth agenda  Other Issues - Traveller & Gypsy Reforms - SUDS (Sustainable Urban Drainage Systems) - Appeals/Inspectors looking at – NPPG/NPPF & PD - CIL - Plan making changes? (NP/LDF) - All main political parties are suggesting further reforms

Questions?