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21/04/2020 1 © 2018 RICS An update on permitted development rights - applications and exemptions Speaker: Gareth Hooper CEO, DPP Planning An update on permitted development rights - applications and exemptions Gareth Hooper DPP Planning 1 2

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Page 1: v µ } v u ] À o } u v ] P Z r o ] ] } v v Æ u ] } v · 2020. 4. 23. · d } Á v v } µ v Ç W o v v ] v P ~' v o W u ] À o } u v ~ v P o v K î ì í ñ ~ ^ Z 'W K _ ~^ X/ X

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© 2018 RICS

An update on permitted development rights -applications and exemptions

Speaker:Gareth HooperCEO, DPP Planning

An update on permitted development rights -

applications and exemptions

Gareth HooperDPP Planning

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Structure

• What are Permitted Development Rights• What is permitted• What is required to confirm permitted development rights• Recent changes• Further changes coming - changes to the planning system to “get the

country building”

• COVID-19 Planning Update

Focus is England – Different regulations apply in Wales and Scotland –generally less PD allowed

What are Permitted Development Rights

Town and Country Planning (General Permitted Development) (England) Order 2015 (“the GPDO”) (S.I. 2015/596) as updated periodically.

To support growth in the economy….to make it easier for businesses to make the best use of their premises; to deliver more homes; support high streets and retailers; support the film and television industries; continue to allow larger home and business extensions; introduce extra rights for waste management facilities and equipment housings for sewerage undertakers; and support sustainability through reuse of buildings and increased use of solar panels on commercial buildings.

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Development ‘Through the back-door’

• PD a response to the ‘broken’ planning system – a fix needed; • Prior Approval process taking advantage of under - resourced LPA’s;• Criticism of PD by-passing proper considerations;• PD reducing affordable housing and financial contributions;• PD conversion to residential creating ‘slums’; and• Imminent proposals for demolition to create residential uses not

‘sustainable’;

Classes of Permitted Development Rights

Part 1 – DwellinghousePart 2 – Minor OperationsPart 3 – Changes of UsePart 4 – Temporary Buildings and UsesPart 5 – Caravan Sites and CampsitesPart 6 - Agricultural and Forestry UsesPart 7 – Non-Domestic Extensions/Alterations Part 8 – Transport Related DevelopmentPart 9 – Development relating to roadsPart 10 – Repairs to Services

Part 11 – Heritage and DemolitionPart 12 – Development by LA’sPart 13 - Water and SeweragePart 14 - Renewable EnergyPart 15 - Power Related DevelopmentPart 16 - CommunicationsPart 17 – Mining/Mineral ExplorationPart 18 - Miscellaneous DevelopmentPart 19 - Development by the Crown

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PD Response to COVID-19

The Town and Country Planning (General Permitted Development) (England) (Amendment) Order 2020 – came into force 24th March 2020

“Class DA - Restaurants and cafes, drinking establishments and drinking establishments with expanded food provision to temporarily provide takeaway food”

Period 24th March 2020 and ending with 23rd March 2021

Restrictions to PD Rights

In 'designated areas', permitted development rights are more restricted:

• Conservation Area• National Park• Area of Outstanding Natural Beauty• World Heritage Site or• Norfolk or Suffolk Broads.

In these areas you will need to apply for planning permission

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Withdrawal of PD Rights

A Local Planning Authority may withdraw your PD Rights by issuing an Article 4 Direction – common in Conservation Areas – Also some office locations excluded from ability to convert to residential

A Local Planning Authority may also use the granting of planning permission to withdraw permitted development rights – this is common in granting extensions to properties

Houses created through PD Rights from shops, financial and professional services premises or agricultural buildings cannot use householder PD rights to improve, alter or extend homes

Need to check Article 4 Status and planning history of site

What is required to confirm PD rights?

• Confirmation that PD Rights have not been removed – check with LPA;

• Majority of PD rights do not require any form of approval;

• Permitted changes of use often require Prior Approval; and

• Temporary changes of use require the LPA to be notified

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Prior Approval

• Formal submission of application; • LPA will consult neighbours and consider impact of proposed change;• Requires current use to be confirmed at a particular date;• 56 day determination period – starts from receipt not validation – current

opportunity?• Yes or no answer – deemed consent at the end 56 day period;• The impacts and risks to be assessed will vary depending on the current existing

and proposed use of the land or building, and its location. Typically:(a) Transport and highway impacts of the development (b) Contamination risks on the site (c) Flooding risks on the site (d) Impacts of noise from commercial premises.

• LPA cannot consider any other matters

Common Applications of PD

Office to Residential Conversion • Average of 15,000 new homes per year but controversial – small & no

contributions;• Is it an office? Must be solely B1 not mixed-use; • Is it within an article 2(5) area?• Was it in use as an office on 29 May 2013 or before;• Is the building Listed?• Does it meet the following tests:

• (a) Transport and highway impacts of the development • (b) Contamination risks on the site • (c) Flooding risks on the site • (d) Impacts of noise from commercial premises on the intended occupiers of the

development.

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Common Applications of PD

Retail to restaurant/café• Permitted to change 150m2 of floor space to a restaurant/café (Use Class

A3) use. • Can include specified building operations reasonably necessary for that use

including ventilation, extraction and the storage of rubbish.• Prior Approval required based on:

• noise and odour impacts• impact of the storage and handling of waste• impact of the hours of opening• transport and highways impacts• impact on the adequate provision of services and sustainability of the shopping area• the design or external appearance of the building operations (where building

operations are required)

Temporary Changes of Use – 3 years

• A1 – A2, A3, B1, public library, exhibition hall, clinic or health centre• A2 - to A1, A3, B1, public library, exhibition hall, museum, clinic or health centre

(interchangeable with notification)• A3 - to A1, A2, B1, public library, exhibition hall, museum, clinic or health centre

(interchangeable with notification)• B1 – to A1, A2, A3,public library, exhibition hall, museum, clinic or health centre

(interchangeable with notification)• A5 - to A1, A2, A3, B1, public library, exhibition hall, museum, clinic or health centre

(interchangeable with notification) • D1 – to A1, A2, A3, B1 (interchangeable with notification) • D2 – to A1, A2, A3, B1, public library, exhibition hall, museum, clinic or health centre

(interchangeable with notification) • Betting Office/Pay Day Loan Shop (Sui Generis) - to A1, A2, A3, B1, public library,

exhibition hall, museum, clinic or health centre (interchangeable with notification)

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Conditions of Temporary Changes

• The developer must notify the LPA of the date the site will begin to be used for one of the uses, and what that use will be, before the use begins;

• The site may at any time during the period change use to a use falling within one of the other use classes comprising the flexible use BUT is subject to further notification;

• During the period of flexible use the site retains the use class it had before changing to any of the flexible uses; and

• The site reverts to its previous lawful use at the end of the period of flexible use.

Recent Changes

Summer 2020 - building upwards on existing structures, allowing residential blocks to be extended by up to two storeys.

No details yet published – prior approval almost certainly required.

Consideration of visual impact? Impact on amenity etc????

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Further Changes Coming

• Summer Consultation - vacant commercial buildings, industrial buildings and residential blocks to be:

“demolished and replaced with well-designed new residential units which meet natural-light standards”

• No guidance yet but will most likely require prior approval and focus on same criteria as current changes of use;

• What natural light standards are required?• Sounds positive but devil in detail.

COVID-19 Planning Response

Coronavirus Act 2020• Remote determination of planning applications – ‘virtual’ committeesIncreasing Delegated Powers of Approval • Some LPA’s moving to determined all applications under delegated powersElectronic Consultations • Adoption of electronic consultation on plans and proposalsProcessing Planning Applications• Delays in validating and considering planning applications – variations

across LPA’s.

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COVID-19 Further Steps Being Considered

• Extending the life of consents about to lapse – Scotland already confirmed a 6 month extension

• Delaying CIL/S106 Payments - encouraging implementation• Reducing consultation/notification requirements – Wales already

removed the need for site notices for consultations• Promoting Appeals through electronic paperwork and video-

conferences

Planning Reforms – Spring 2020?• Fully digitise the planning system – electronic submissions, consultations etc• Deadline of December 2023 for completion of all local plans in England, before government

intervention;• Reform planning fees and link them to performance;• Review the formula for calculating local housing need, ”taking a fresh approach, which means

building more homes but greater building in urban areas”;• Exploring the use of tools like zoning - likely focus on the use of local development orders;• Embedding the principles of good design and placemaking - A “fast track for beauty” and

mandating that all new developments have tree-lined streets;• Encourage local communities to "take innovative approaches through new planning freedoms –

PD changes outlined in this session;• Reform the New Homes Bonus to "reward delivery";• Increase the use of compulsory purchase order to facilitate land assembly and infrastructure

delivery; and• Compile a complete record of land options in England and to make it completely transparent.

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Questions

Thank YouGareth Hooper

[email protected]

© 2018 RICS

An update on permitted development rights -applications and exemptions

Questions

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© 2018 RICS

An update on permitted development rights -applications and exemptions

Thank you

Please email [email protected] with any feedback or comments

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