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Planning advice needed please
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Stormcrow



Joined: 17 May 2006
Posts: 33
Location: Lincolnshire
PostPosted: Fri Jul 30, 10 7:34 pm    Post subject: Planning advice needed please Reply with quote
    

We have recently purchased a couple of acres of land that has not been used for about 20 years, and, as such, has been heavily fly-tipped and had become seriously overgrown. The Council and Environment Agency wanted it cleared. After alot of hard work and some expense, it is now back to brown and level. A roofless block building (about the size of a small bungalow) is still present, as are several good size (but dilapidated) sheds. Prior to it's di-use, five stone cottages stood on the land which were inhabited until the '60s. I have conveyance documents to support this. However, the site is in 'open countryside' and after a brief initial chat with the planning authority, I have been left in no doubt that they would decline any application for residential development. I have been told by a consultant to apply anyway and then fight an appeal.
Does anyone have any suggestions as to how best achieve the goal of building a home in such a place?

Penny Outskirts



Joined: 18 Sep 2005
Posts: 23385
Location: Planet, not on the....
PostPosted: Fri Jul 30, 10 7:43 pm    Post subject: Reply with quote
    

I have some contacts at work that I can give you tomorrow who will help, but start by looking at Chapter 7

https://www.tlio.org.uk/chapter7/

and click on the link in my signature. We're trying very hard to change the law on this

Last edited by Penny Outskirts on Fri Jul 30, 10 7:47 pm; edited 1 time in total

vegplot



Joined: 19 Apr 2007
Posts: 21300
Location: Bethesda, Gwynedd
PostPosted: Fri Jul 30, 10 7:46 pm    Post subject: Reply with quote
    

You should have rebuilt one of the houses and when clearing the undergrowth exclaimed "wow, look what I found".

Penny Outskirts



Joined: 18 Sep 2005
Posts: 23385
Location: Planet, not on the....
PostPosted: Fri Jul 30, 10 7:47 pm    Post subject: Reply with quote
    

vegplot wrote:
You should have rebuilt one of the houses and when clearing the undergrowth exclaimed "wow, look what I found".


Devious sod!

T.G



Joined: 13 Sep 2009
Posts: 7280
Location: Somewhere you're not
PostPosted: Fri Jul 30, 10 8:43 pm    Post subject: Reply with quote
    

if they are in the same dire straits as our local PA they won't have the financial resources to fight you in the courts - so just be bloodyminded and stick to your guns - you never know it could be a lot of bluster on their part

vegplot



Joined: 19 Apr 2007
Posts: 21300
Location: Bethesda, Gwynedd
PostPosted: Fri Jul 30, 10 9:39 pm    Post subject: Reply with quote
    

Penny wrote:
vegplot wrote:
You should have rebuilt one of the houses and when clearing the undergrowth exclaimed "wow, look what I found".


Devious sod!


Thank you

Stormcrow



Joined: 17 May 2006
Posts: 33
Location: Lincolnshire
PostPosted: Fri Jul 30, 10 9:50 pm    Post subject: Reply with quote
    

Thank you Penny, Chapter 7 seems very interesting and certainly worth a full read. I will be sending off for the booklet tomorrow. Also, I look forward to hearing about your contacts.

Stormcrow



Joined: 17 May 2006
Posts: 33
Location: Lincolnshire
PostPosted: Fri Jul 30, 10 9:52 pm    Post subject: Reply with quote
    

That is a very useful point VegPlot, maybe a good final strategy

Bebo



Joined: 21 May 2007
Posts: 12586
Location: East Sussex
PostPosted: Fri Jul 30, 10 9:59 pm    Post subject: Reply with quote
    

If it's got existing structures in place you have more chance to get planning permission for conversion to a dwelling than you do on an empty site with no buildings on. The national planning guidance you want to read is PPG7 (I think, I'll check tomorrow when I'm sober). It is also worth checking the planning section on your local authorities website to see what their policy is on rural conversions / development. It'll be in the UDP or Core Strategy, depending on where you are and what stage their planning strategy is at.

Calli



Joined: 13 Mar 2009
Posts: 626
Location: Galway
PostPosted: Fri Jul 30, 10 10:41 pm    Post subject: Reply with quote
    

When you say back to "brown" are you referring to the brown site status which has different meaning to brown as in clean soil?

Stormcrow



Joined: 17 May 2006
Posts: 33
Location: Lincolnshire
PostPosted: Fri Jul 30, 10 10:58 pm    Post subject: Reply with quote
    

'Back to brown' is meant as now bereft of weeds, brambles, fly-tippings etc. and ready to prepare for grass sowing.

Stormcrow



Joined: 17 May 2006
Posts: 33
Location: Lincolnshire
PostPosted: Fri Jul 30, 10 10:59 pm    Post subject: Reply with quote
    

Thanks Bebo. I'll look into that.

Penny Outskirts



Joined: 18 Sep 2005
Posts: 23385
Location: Planet, not on the....
PostPosted: Sat Jul 31, 10 9:49 am    Post subject: Reply with quote
    

Here are a few contacts or you to try:

ONLINE PLANNING OFFICES,
Website: www.onlineplanningoffices.co.uk
Website with information on all aspects of planning and building control, including building regulations, listings of Council Planning Offices and local relevant services and suppliers. Advice on what requires planning permission and building control approval.

PLANNING AID,
Website: www.planningaid.rtpi.org.uk
Provides free, independent and professional planning advice and support to communities and individuals who cannot afford to pay planning consultant fees. It complements the work of local planning authorities, but is independent of them. The website has a list of local contacts.

TOWN & COUNTRY PLANNING ASSOCIATION, 17 Carlton House Terrace London SW1Y 5AS
Tel: 020 7930 8903; Fax: 020 7930 3280; Email: tcpa@tcpa.org.uk
Website: www.tcpa.org.uk
Campaigns for the reform of the UK planning system to promote public participation and sustainable development.

Hope you get some joy with those.

Craig9173



Joined: 31 Jul 2010
Posts: 1

PostPosted: Sat Jul 31, 10 2:38 pm    Post subject: Re: Planning advice needed please Reply with quote
    

pcrampton wrote:
We have recently purchased a couple of acres of land that has not been used for about 20 years, and, as such, has been heavily fly-tipped and had become seriously overgrown. The Council and Environment Agency wanted it cleared. After alot of hard work and some expense, it is now back to brown and level. A roofless block building (about the size of a small bungalow) is still present, as are several good size (but dilapidated) sheds. Prior to it's di-use, five stone cottages stood on the land which were inhabited until the '60s. I have conveyance documents to support this. However, the site is in 'open countryside' and after a brief initial chat with the planning authority, I have been left in no doubt that they would decline any application for residential development. I have been told by a consultant to apply anyway and then fight an appeal.
Does anyone have any suggestions as to how best achieve the goal of building a home in such a place?


If the only planning objection is 'open countryside' and its not in a greenbelt, or an area of outstanding natural beauty or a conservation area or some other designation then its worth a punt.

first piece of advice, personality goes a long way, especially in a case like this where some descretion is needed on the LPA's part.

you have a good starting point because of the previous use.

please dont get confrontational with the planners (even if they are rude, difficult, ignorant etc) If you get them on your side they might be able to suggest how to design your development (house and gardens) in a way they would accept?

If you are planning a sustainable house, with a reduced carbon footprint that will all help your case.

Maybe you will have to design your house to reflect the historic uses on the site? reusing the walls you have would be a start.

your planning application has to pass the same planning regulations as anything else.

as people have said before you need to look at your ADOPTED local plan (or local development documents) that will set out what rules the planners have to follow.

dont flame me for this, but improving the rural economy might be one thing you could mention as well?

Craig (ex transport development control)

Penny Outskirts



Joined: 18 Sep 2005
Posts: 23385
Location: Planet, not on the....
PostPosted: Sat Jul 31, 10 2:42 pm    Post subject: Re: Planning advice needed please Reply with quote
    

Craig9173 wrote:
dont flame me for this, but improving the rural economy might be one thing you could mention as well?

Craig (ex transport development control)


Hello Craig, welcome to Downsizer!

I'm really intrigued, do you get flamed by other people for suggesting the local economy might be improved? How very strange, doesn't everyone want to improve local rural economies

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