Need help to oppose planning application

Dinah93

Hi Koppite

There are several important points to address here. The main crux of the argument is what size is the dwelling they are proposing to convert? If it could reasonably be used for single family occupancy then the presumption should be for retention as a single unit. Have they tried to market it as a single unit and failed? Is there a demand for properties in your area? This is especially true if you are in a suburban/rural area, as opposed to a city centre. Are the houses around in single family occupancy or are there existing sub-divisions? If it is terraced and there are single family units to either side you can make a strong case for not wanting a living room next to your bedroom, increased noise, unsociable hours etc.

It is currently extremely hard to refuse a planning application purely on highways grounds. most councils stipulate that new build developments should have 1.5 parking spaces per flat, or 2 per dwelling unless they are in a district centre, where there is considered to be adequate public transport access (yes i know no-car flats are a rubbish idea, people just park wherever they can instead and create a hazard). Also if it's a terrace, presumably it's not a recent development designed with cars in mind, and therefore most other people park on the street and there is little off street parking? If the existing dwellings do not provide their own off street parking, there is no requirement for new build/conversions to go above the level currently provided even if there are existing parking problems.

I would also advise contacting your ward councilor. They can request any application to go to committee, where it will be decided by ward members and not planning officers. This is a bit of a gamble, as ward members are given a planning officer's recommendations, but they don't have to follow this. Ward members are often more emotionally led, as they have no formal planning training, and if the applicant is a mother with a young baby who turns up on the day looking fragile... well I don't mean to suggest they can be swayed but....In some authorities all applications go to committee regardless. The benefit of committee is if you register your interest in advance, you also have the right to speak, so if you're a vulnerable young thing as well.... It's also well worth your time calling the planning officer dealing with the case, and stating you have sent in a letter of objection, asking if there have been any others, and asking their opinions on whether the application will be recommended for approval. Make sure any of your neighbours/local residents write in as well, the more vocal you are the more likely you are to be noticed! Anyone can object to a planning application, however if you are near to the property it will obviously hold a lot more sway than someone 200 miles away with no local interest who just happens to be writing in since he's your mate and he owed you a favor (Does happen, honest!)

Hope this helps, feel free to ask me any planning related questions. Dinah x

I am a planning officer working in the public sector. Any opinions I express are purely an informal professional opinion and should not be taken as certain for your circumstances. Planning regulations differ between authorities, if in doubt consult your local council.

Debt_Free_Chick

Dinah93 wrote: »

I would also advise contacting your ward councilor. They can request any application to go to committee, where it will be decided by ward members and not planning officers. This is a bit of a gamble, as ward members are given a planning officer's recommendations, but they don't have to follow this. Ward members are often more emotionally led, as they have no formal planning training, and if the applicant is a mother with a young baby who turns up on the day looking fragile... well I don't mean to suggest they can be swayed but....In some authorities all applications go to committee regardless. The benefit of committee is if you register your interest in advance, you also have the right to speak, so if you're a vulnerable young thing as well.... It's also well worth your time calling the planning officer dealing with the case, and stating you have sent in a letter of objection, asking if there have been any others, and asking their opinions on whether the application will be recommended for approval.

Would appreciate your views on my understanding ......

That the Planning Officer's reasons for refusal are based on "planning law" including the Local Development Plan. And that if the Committee refuses permission, where the Planning Officer has recommended it ..... that the applicant/householder is likely to win on appeal to the Planning Inspectorate ...... yes?

chappers

Not necessary but the planning officers decision carries a large amount of weight they are the experts in the field, who deal day in day out the planning committee are supposed to be in touch with the local plan but the meetings of the planning committee I have sat in on have shown that most of them are barely in touch with their own backsides. I was at a planning meeting where the committee went against the recommendation of the planning officer he tried to get them to reconsider before taking a final vote for the very reason you mentioned D_F_C
Good point by Dinah about going to one of your councillors and getting him to call it in. The planning officer may recommend it, the commitee may refuse it and the developer might not appeal, you win.

Dinah93

Debt_Free_Chick wrote: »

Would appreciate your views on my understanding ......

That the Planning Officer's reasons for refusal are based on "planning law" including the Local Development Plan. And that if the Committee refuses permission, where the Planning Officer has recommended it ..... that the applicant/householder is likely to win on appeal to the Planning Inspectorate ...... yes?

The Inspectorate is more likely to go with the officer's decision than that of planning committee as the inspector is also a trained planner with vast experience. However if it was a borderline case, he/she might still go with the original decision, it just depends if it was refused on valid grounds really. The inspectorate will go against a refusal made by an actual planning officer maybe 40% of the time, but if the decision was made by the comittee against officer recomendation this is usually somewhere closer to 80%