Planning Permission UK - Tactics if Appealing to the DOE for a Planning Refusal
Tactics of Appealing to the DOE - There will be times in any Design Agents career when a clients scheme will be refused Planning Permission. Fortunately, our experience is now at a point when we can normally forecast these schemes & steer the client away from that design solution. Clients that wish to pursue these contentious schemes are at least forewarned of the likely outcome so that we can formulate a 'plan of attack' for the next phase of the extension or development. Many clients seem to want to drive head first to the Appeal route directly after refusal - IN MOST CASES THIS IS NOT A WISE DECISION & IT CAN AFFECT THE FUTURE DEVELOPMENT VIABILITY OF YOUR SITE.Now many of us 'Agents' have varying views on this mainly because many Agents specialise in appeal work & it amounts for a large proportion of their fees - these agents would have you appeal ing at the drop of a hat. I can only speak from my own experiences & DOE appeal results. It should always be remembered that the national average on appeal success is still only around 30%. In other words the odds of winning are always against you to begin with.Without doubt, most extension & development schemes can be adjusted or redesigned in some way to overcome the reasons for refusal. Many clients are blinded by this fact & see their current proposal (now refused) as an 'all or nothing' type of scheme. Most Design Agents will be able to come up with an an amended scheme that will get around the main refusal reason(s) & this is were they often score over the DIY householder submitting their own schemes. Yes you will have to accept that the fourth new bedroom has a bit less space or the second ensuite has to be omitted or the lowered roof line looks a little odd etc..etc....BUT, HALF A LOAF IS BETTER THAN NO LOAF as the saying goes. Now, this new approval for an amended scheme has several tactical advantages - let me explain.Firstly, The site benefits from an approval. From a marketing point of view you have not left a big question mark over extending the property or developing the site. Remember, future purchasers of your property may also want to extend or develop in that identified area so why leave it in a negative state that often means not getting proper market value.Secondly, once a client has obtained an approval, its amazing how quick they realise how close they came to 'cutting off their nose to spite their face' & the scheme isn't that bad after all - so it gets built - everyone's happy.Thirdly, if the client really finds that the amended scheme is not for them then at least it sets a positive framework for the DOE appeal. This is because most elements of the original refused scheme are now likely to have been approved in the new revised scheme. This now focuses the reasons for reasons for refusal upon the 'extra' element that the original scheme had. Its like having the Appeal Inspector only having to approve the remaining 10% & his question that he has to resolve is does this extra 10% justify withholding Planning Permission? It is my opinion that the refused scheme has a better chance of being overturned at appeal when there is already an approval in place for a similar scheme.Going to appeal without some sort of current approval in place via a negotiated scheme with the Planners could have a detrimental effect on your chances at appeal.Our 'Maximum Build Planning Guide' explains further the tactics of appealing & how best to set the course to give yourself the best chance of winning an appeal. There are some reals do's & don't's that must be implemented. There can be some serious consequences if your appeal fails that you must be made aware of before embarking on the DOE Appeal route. Planning Permssion and Planning Approval.http://www.planning-approval.co.uk
Planning Permission Tips UK - Garage Conversions - What Value Do They Add?
Most conversion works to an existing structure is often more expensive than having it knocked down & rebuilt. The main reason for this is the VAT element that is exempt for new dwellings. There have been numerous examples where extensive extension & conversion work has proved more expensive than rebuilding the scheme a-fresh from the ground up.However, where VAT is still applicable even for new build within an existing residential curtilage, the conversion route is often still less expensive. This can also have the added benefit of retaining the sites character & charm where as a complete new build can often stand out like a sore thumb.Garage conversions are a case in point. Converting a domestic garage (normally integral or attached to the main dwelling) is a growing trend that I cannot see declining in the coming years.Peoples desire for additional living space is by far more important than the the requirement to store a motor car or general household storage which is more often the case.WIth the general superior build quality of most modern day cars the need for undercover parking in order that they start in the morning has now diminished. This combined with the relative cheapness of cars makes that valuable garage area look very under used.Off road car parking is till very important but a physical building to store it in overnight in is not.So what are the issues relating to converting an existing garage into habitable room space? Well firstly, most garage conversions do not require the benefit of a separate Planning Approval unless there is a condition on the original Planning Approval restricting the garages use. Always check with your Local Planning Authority first but in most cases specific Planning Approval should not be required (subject to conditions & Planning criteria).If the garage is to become a useful additional to the main dwelling then it should ideally be converted in a way that makes it hard for the 'lay person' to tell that the space was originally a garage.This means that the new room (previous garage) should be preferably accessed off the main hall way, have follow through floor levels (rather than step downs), have similar floor to ceiling levels, have all the meter services relocated to outside meter boxes, be centrally heated, thermally upgraded for the floor walls, & ceilings, & have a quality in-fill construction for the old garage door opening. Most of these items are covered within the Building Regulations for which the conversion must comply also to.As a guide, a good single garage conversion incorporating these element will be in the order of
Planning a Baby Shower
This article has information for the novice as well as the more experienced. Information is provided pertaining to when to plan the shower, who should give the shower and how to go about planning a baby shower. Also included is some historical background of baby showers for you entertainment.Baby Showers have been a tradition around the world for many years. It is a cheerful celebration for the mom-to-be and the baby shower guests alike. Just like everything around us, even baby showers have changed with the passage of time. Earlier baby showers were more traditional. Present day celebrations include almost anything and everything to suit the baby shower hostess and the guests.In the present time baby showers can take any shape, type or baby shower theme. Baby showers vary from the strictly traditional baby shower, to simply wild and cool baby showers. Gone are the days when baby showers were boring and dry. Now you can celebrate the occasion any way you wish. The main thing is that it entertains everyone included in the baby shower party.A couple of things about baby showers is how to go about planning the shower, and who should throw the baby shower for the mom-to-be.There are hundreds of ways to celebrate the baby shower. As for who can give the baby shower, anyone except the expectant couple.Remember, the baby shower is given to celebrate the expected arrival of the newborn child. So, it is proper for anyone to take the initiative. A relative, close friend, or even a close co-worker should feel perfectly okay about giving a baby shower for the parents-to-be.Also, the shower doesn't neccessarily have to be planned and given by only one person. After all, a baby shower can be a huge undertaking, and having several people participate will help divide up all the work involved. A group of friends or relatives could get together and plan the event. This would be a wonderful display of showing your happiness for the new arrival for the parents-to-be.However, traditional baby shower ethics were somewhat stricter than today. That only non-relatives are to host a baby shower-friends, co-workers, church groups, and even neighbors etc. But times have changed, and it has become more common and acceptable for relatives to host baby showers too. And why not? Everyone has a right to celebrate the occasion. When it comes to close relatives they are supposed to support the couple.Not only this, but a baby shower is also an opportunity to pamper the guest of honor. Once the new baby joins the family, it may take the new parents a considerable amount of time, money and effort to indulge in greeting and partying with the baby shower guests. So, instead of burdening them further with more responsibilities. Why not treat them to something special?