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AGENTS FORUM

AGENTS FORUM. 9 th July 2014. Agents Forum. INTRODUCTIONS. Agents Forum. DRAFT ALLOCATIONS PLAN. Agents Forum. CHANGES TO PLANNING LEGISLATION. Agents Forum. National Planning Practice Guidance (NPPG). Agents Forum. National Planning Policy Framework- (NPPF).

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AGENTS FORUM

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  1. AGENTS FORUM 9th July 2014

  2. Agents Forum • INTRODUCTIONS

  3. Agents Forum • DRAFT ALLOCATIONS PLAN

  4. Agents Forum • CHANGES TO PLANNING LEGISLATION

  5. Agents Forum National Planning Practice Guidance (NPPG)

  6. Agents Forum • National Planning Policy Framework- (NPPF). • Introduced a set of streamlined national planning policy. • National Planning Practice Guidance- (NPPG). • A significantly reduced series of guidance has been published

  7. Agents Forum • Series of circulars and planning guidance notes have been cancelled. • The new guidance does cover a wide range of topic areas including Design, Use of Conditions, Flood Risk and Enforcement. • Guidance should be viewed on line. • http://planningguidance.planningportal.gov.uk/

  8. Agents Forum • Permitted Development- Prior Approvals

  9. Agents Forum • A “mini” Planning Application • Relates to proposals which are permitted development • Seeks to enable the LPA to have a say in aspects of the scheme • Agricultural Buildings, Telecommunications, larger household extensions

  10. Agents Forum • New Categories • Shops and offices to residential • Agricultural buildings to commercial or residential

  11. Agents Forum • Prior Approval Barn Conversions • Only limited guidance available • Case law and appeal decisions likely to set practical use • FODDC have set some guidance published on web

  12. Agents Forum • The building may not be enlarged in any dimension • The curtilage cannot exceed the footprint of the building • The building has to have a current agricultural use and is part of an established agricultural unit

  13. Agents Forum • Up to 3 dwellings can be created but the total floor area may not exceed 450sq metres • Agricultural tenants have to agree and no application can be made within a year of terminating a tenancy • Permitted development rights for buildings must not have been used • If exercised, permitted development rights for new Ag buildings restricted

  14. Agents Forum • The regulations do allow for the installation or replacement of windows, doors, roofs or exterior walls, installation of services reasonably necessary for the building to function as a dwelling house and allows partial demolition • Conversions not permitted • Listed Buildings, Buildings within Conservation Areas or AONBs

  15. Agents Forum • How are the Submissions Determined? • 56 day period • Issues for Consideration • Transport and Highways Impacts • Noise • Contamination • Flood Risk • Location and Siting : Is it impractical or undesirable to convert

  16. Agents Forum • Prior Approval for the Siting and Design of the Building may also be requested. • Protected Species • Not referred to as specific criteria for consideration • However the DCLG consultation response stated • “All changes under permitted development are required to meet necessary habitats and environmental legislation and regulations”

  17. Agents Forum • Accordingly, in the majority of cases the Prior Approval application will need to be accompanied by a protected species survey, with a mitigation strategy if species are found

  18. Agents Forum • Key Points • It must be a conversion, therefore, wholesale rebuilding of a structure will not be supported. This means that some types of buildings are not deemed to be suitable • Dutch and Pole Barns • Glasshouses

  19. Agents Forum • Curtilage is deemed to include the parking and • Access. Small barns which need extensive new • accesses are likely to need full planning • permission instead. • Many barns will need Full Planning permission. • However the government's commitment to the • principle that barns are suitable for residential use • will be a material consideration

  20. Agents Forum • CHANGES TO LISTED BUILDING LEGISLATION

  21. Agents Forum • Heritage Partnerships • Listed Building Consent Orders • Certificate of Lawfulness of Proposed Works

  22. Agents Forum • Conservation Area Consents replaced by • Planning Permissions • Listed Building Entries can be more precise: confirming features/buildings not given protection

  23. Agents Forum • NEIGHBOURHOOD PLANS

  24. Agents Forum • REVIEW OF SERVICE • Don’t forget to submit your questionnaire

  25. Agents Forum • ENFORCEMENT PLAN

  26. Agents Forum • Replaces Enforcement Protocol • NPPF requires LPAs to have Enf. Plan • Viewable on-line • http://www.fdean.gov.uk/nqcontent.cfm?a_id=6490&tt=graphic

  27. Agents Forum • How we will deal with Complaints • Procedures- What you can expect • Tools available • Shorter, simpler user friendly document

  28. Agents Forum • FUTURE OF THE FORUM

  29. Agents Forum • ANY OTHER ISSUES

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