We’ve not been in the habit of posting every Planning success we have, here at Sensus. You can probably blame me (Martin) for that, ‘cos I find the whole FIG JAM aspect of social media business promotion a bit cringeworthy. But our marketing experts tell me I’ve got to, and there’s hopefully a valid point behind this one for some people, perhaps, so here goes:

Approval today for another extension for us at Gooderstone, near our Norfolk office.

The Planners tend to apply a general principal that extensions need to be ‘subordinate’ to the parent dwelling and on this sort of full-depth side extension will often try to insist that it is stepped back a little from the front of the house, or has a step down in the roof line.

Rules are best used for the guidance of wise men, and the obedience of fools, though, and the sort of ‘token’ steps in the shape of the building that result from slavish adherence to this one often look a bit silly, to be perfectly honest. Common sense prevailed in this case, and Breckland Planning Department had no hesitation in approving our proposal for a continuous ridge line and frontage on the two storey part of the extension.

Existing:

Proposed:

It’s not often that Planning Applications make the local newspapers for positive reasons, but we managed it with one of our Norfolk clients this week:

https://www.lynnnews.co.uk/news/plans-drawn-up-for-new-luxury-glamping-site-in-north-norfolk-9072525/

Caroline Fowler is hoping to open a new glamping business with the unusual distinction that it can cater for those people for whom their horse or pony is part of the family.

Alongside a selection of glamping pods, safari tents and a geodesic ‘stargazer’ dome with transparent roof (and we do get some lovely starlit and moonlit nights, here in deepest, darkest Norfolk) is the facility to cater for visitors equine companions – something quite unique in my experience! With Holkam Hall Bay (holiday destination for Her Majesty’s Household Cavalry each year) just a short hack out from the site, it really ought to offer something special.

We’re well used (sadly) to dealing with knee-jerk objections from NIMBY’s, so it would be nice in this instance to receive a few positive public comments instead. If you think it’s a good idea and would like to support Caroline by saying so, please spend a few moments to offer a supporting comment on the following link to the application:

https://online.west-norfolk.gov.uk/online-applications/applicationDetails.do?activeTab=makeComment&keyVal=PQL72NIVG7U00

An interesting article on the RIBA’s member’s update email this week: they’ve attempted to get hold of some statistics on Paragraph 55/79 applications across the UK.

Para 55/79 is a favourite ‘loophole’ beloved of self-builders who want to gain Planning Permission for single dwellings in open countryside, but for those who are unfamiliar with it, it basically says that an exception to the usual Planning rules can be made for dwellings of exceptional architectural quality or technical innovation, which enhance their setting.

We always used to advise people that Para 55/79 was not an easy option by any means – that it was likely to be a costly approach, and that success was far from guaranteed. The trouble was, nobody actually had any figures to substantiate this.

The figures the RIBA have now quoted are not reliable (many Authorities didn’t respond to their request for information, and even on those that did, I’ve already spotted at least two Para 55/79 applications that I know about personally that haven’t been recorded), but they are at least better than nothing. They’re saying that of the 2/3rds of LPA’s that responded, they have recorded 115 applications (over 6 years). Crudely extrapolated for the 1/3rd of LPA’s that didn’t respond, that might take the figures to ~173 applications over England as a whole (representing an average of about 29 per year).

Of the 109 recorded applications, 66 were approved, 43 refused, and 6 were withdrawn.

That represent a surprisingly high approval rate of 57%. For reference, this compares to a general approval rate for minor residential applications of around 73%.

So while it still certainly shouldn’t be viewed as an easy option, and the overall figures for such approvals are very low (about a quarter of a percent of even just the self-build market), the percentage success rates for planning approvals are actually quite encouraging.

TL:DR version: Paragraph 55/79 permission may not be as difficult to gain approval for as we thought it was…

Good news for homeowners is that the temporary allowance for larger ground floor extensions as ‘Permitted Development’, which was due to expire at the end of May 2019 has now been made permanent.

‘Normal’ permitted development allows single storey rear extensions of up to 4 metres for a detached house or 3 metres for any other house, subject to other rules.

The ‘neighbour consultation’ scheme allows these limits to be increased to 8 metres or 6 metres respectively, but does require an application for ‘prior approval’ to your Local Authority.

If the idea of having to seek permission for something that is ‘permitted development’ seems a bit strange, then perhaps we should explain the way it works: the Local Authority notifies your immediate neighbours of your intention, and if your neighbours don’t object, then you’re automatically allowed to go ahead. If they’re not happy with the proposal, then it’s up to the Local Authority to take a view on whether it is acceptable.

If you need assistance in making that ‘neighbour notification’ application (or advice on any other aspects of Permitted Development), then we’re here to help!

It’s been a long time coming, but our new website is here at last!

Our old site was cobbled together as a temporary measure, but then other priorities took over and we never seemed to get round to producing something more professional.

Thanks to Redpost media for their patience in helping us get it right, and we hope you like it!

Martn Stuart – Director