Compliance with the “national planning policy framework ” December 2024 we demonstrate how outr proposal meets the design expectations set out in local and national policy.
“2. Achieving sustainable development
7. The purpose of the planning system is to contribute to the achievement of sustainable development, including the provision of homes, commercial development and supporting infrastructure in a sustainable manner. …….. meeting the needs of the present without compromising the ability of future generations to meet their own needs ………….. These address social progress, economic well-being and environmental protection.”
As seen in this document our minor development clearly “addresses social progress” by improving the outloook of the entire area, whch requires a substantial priate investment to attracts jobs and local housing demand. Our minor development has a disporporttionate positive impact on the outlook of the entire area.
“The presumption in favour of sustainable development 11. Plans and decisions should apply a presumption in favour of sustainable
development.For plan-making this means that: a) all plans should promote a sustainable pattern of development that seeks to: meet the development needs of their area; align growth and infrastructure; improve the environment; mitigate climate change (including by making effective use of land in urban areas) and adapt to its effects.”
As amply demonstrated our minor development although does not impede the rights of any neighbouring property (and it is considered minor), it is clearly classed as sustainable. The low maintenance compared to the present configuration allows businesses occupying the premises to invest in business growth and high skilled employment instrad of allocating large budgets to maintenance . This minor development has been conceived to allow the installation renewable energy sources in a way not currently possible or feasible with the current double pitched roof configuration.
3. Plan-making
“16. Plans should:
a) be prepared with the objective of contributing to the achievement of sustainable development”
The above requirement is placed in a prominent place in the policy framework because it is considered of outmost importance.
The sustainability of our development is brought by
1 more robust construction of the flat roof
2 far more long lasting construction of the extension.
3 far less maintenance required
4 our minor building alteration favours the installation of solar power both electrical and hot water. As discussed below the payback due to our proposal would render the installation of solar power a much more secure investment than the current configuration.
5 our minor building alteration favours the installation of wind power. any proposed wind turbine installation would be much more easily installed, much moire easily maintained and much higher energy production due to the reduced turbulence of the flat roof versus the double pitched roof.
4. Decision-making
“39. Local planning authorities should approach decisions on proposed development in a positive and creative way. They should use the full range of planning tools available,…………… and work proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area.”
This is a policy that clearly matches the criteria for planning approval of this minor building alteration. Not only is this minor development admissible in terms of right of light, overview, it does not increase the top height of the extension but it clearly matches the stated national decision making policies as it is very clear how this very minor development will ” improve the economic, social and environmental conditions of the area.” This is amply demonstrated in out supporting documentation.
“Decision-makers at every level should seek to approve applications for sustainable development where possible.” The term sustainable is often interpreted as net zero carbon emission or renewable energy, like solar and wind power. However in our case this development will allow to construct a more viable “sustainable” roof which not only require far less maintenance than the current double pitched roof, but also will make the accommodation of solar panels on to the flat roof a financially viable endeavour due to its very low maintenance. The current roof configuration due to its high maintenance requirement does not permit the sustainable installation of solar panels because the payback of solar installations are typically in excess of 15 years and sometimes even longer. Therefore the solar panel installations would need to be uninstalled for roof maintenance before their payback is complete hence making the installation of solar panels a non viable proposition keeping the current roof configuration.
Additionally the height of the new flat roof will make hard for the solar panels to be stolen or vandalised while at the same time allowing the confidence required to make suck a high cpital investment in a renewable source of power. In contrast if the roof is at a first storey level then the access to the solar panels would be too easy making it a non suitable proposition given the high risk of theft and vandalism at these very easy to reach heights.
Additionally it is demonstrated that a flat roof is a much better commercially viable solution for the installation of solar panels and wind turbines in general rather than pitched roofs.
Why flat roofs are a better solution for solar and wind power installaitons.
1 the tilting of the solar panels can be adjusted as required on a flat roof to maximise the efficiency of the capture of solar rays to produce the maximum amount of electricity. On a pitched roof its slope and orientation of the roof may not be best suited for the most efficient capture of solar rays energy. On a pitched roof, it is not easily possible to adjust the pitch and the orientation of the solar panels to achieve the best possible energy capture efficiency, however this is possible on flat roofs
2 Ease of access of flat roofs for maintenance. The access for maintenance of solar panels installations on a flat roof is much less expensive than a pitched roof since the risk of falling from the flat roof is much lower than the pitched roof. Therefore also the maintenance burden of the solar panels is lower in a flat roof which in turn makes this solution a much better environmental and sustainable design from the stand point of renewable energy installations. In a double pitched roof there is the extra disadvantage of needing to pay more for maintenance due to the increase costs connected with working at a height on a pitched roof. What we discussed there is the costs of maintenance of solar pannels on flat roof compared to pitched rrofs, but the same applies to find turbines installations.
3 Also the pitched tiled roof requires much more maintenance than a modern flat roof. Every time maintenance is required on a tiled pitched roof (tiles cracked or slipped for example) the solar panels need to be uninstalled and reinstalled to allow for roof repair. The uninstallation and reinstallation of solar panels on pitched roof require two sets of skills: One set of skills dedicated to solar panels maintenance and installation and the other dedicated to pitched roof repair. Therefore the costs are several times higher in double pitched roof compared to a flat roof installation. On the contrary not only a modern flat roof requires much less maintenance than a tiled pitched roof but also the maintenance of the flat roof is several times easier and often does not only not require specific skills. Maintenance of flat roofs is very easy for most people to learn and master.
Additionally this type of maintenance can be carried out by people not comfortable with working at heights hence maintenance of a modern flat roof is much less expensive than double pitched tiled roof. This is because the pool of workforce willing to perform such jobs are larger than those willing to perform the same jobs on highly sloped roofs
Additionally, the central part of the current double pitched configuration does not allow for a viable solar panel installation and the sun exposure is not optimal there. The central valley needs to be accessed every year making this more expensive and making the solar panel payback even less likely.
The maintenance of the central valley of the double pitched roof is very expensive and this need to be carried out at least once a year for the roof to be functioning correctly and not develop structural issues of over time.
Wind turbines can be installed on a flat roof in conjunction with solar panels. Wind turbines installtions are very challenging on a double pitched roof but also the higher installation costs are also coupled with prohibitive maintenance costs not present in flat roofs. Wind turbines installations on flat roofs. The results showed that wind turbines mounted on flat roofs were likely to produce larger and more consistent power than that over the other roofs. In addition, flat roofs demonstrated lower turbulence intensity than the other roof shapes.
Therefore this minor building alteration allows the installation and development of renewable energy sources not possible with the present double pitched roof configuration.
The height of the flat roof while permissible form a planing point of view because the top height of the extension of the building is not increased. It presents there further advantages
1 higher wind at higher heights
2 lower turbulence
Ease of installation of the wind turbine/s at higher height.
Ease of installation on a flat roof also compatible with the installation of hre solar pannels at the same time.
Conclusions
A flat roof allows the possibility to install both solar panels and wind tirbines in such a fashion that due to ease of installation, much cheaper maintenance and higher efficiency leads to much more secure investments in renewable energy sources as well as far faster return on investments compared to the present double pitched roof configuration.
5. Delivering a sufficient supply of homes
Not applicable. Unrelated to our minor development. However as a consequence of this minor development local housing demand will increase leading to a higher likelihood that the boarded and abandoned houses are going to to be refurbished and occupied again.
6. Building a strong, competitive economy.
Point 85 states “Planning policies and decisions should help create the conditions in which businesses can invest, expand and adapt.”
Our minor development will allow the extension to be repaired to a standard so that it will make it “sustainable” by design and construction. The existing configuration is high maintenance and the current building design does not allow the businesses that occupy the building to adequately invest in expansion and invest in adaptation to changing market conditions effectively. This is because a larger budget needs to be constantly allocated to substantial ongoing maintenance and building security because this is inherent;y required by the current double pitched roof design . With a flat roof configuration and high ceilings the builng can be:
1 very low maintenance which will allow more capital to be allocated business expansion.
2 inherently secure by both design and construction.
Therefore this minor development will allow any occupier to have more confidence in the sustainability of the building hence allowing to boost confidence, so that investment will be targeted to business expansion and adaptation to future change in market conditions (as required by this planning policy).
“Significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development.”
This minor building alteration will allow the sustainable employment of capital to regenerate the building. Therefore this project will trigger economic growth not only due to the building regeneration but also due to the economic growth that this building will generate within the area after the regenaration is complete. This will boost productivity by satisfying the buisiness needs in the area. Granting planning permission for this minor building alteration will allow local small business development in the area, which in turn will attract further families to move in the area and more private capital will be invested in the generation of the local housing as demand for housing will increase. As a consequence this will encourage private capital to regenerate the dilapidated houses in the area.
” The approach taken should allow each area to build on its strengths, counter any weaknesses and address the challenges of the future. “
The weaknesses of th area is the local deprivation due to lack of of employment which produces lack of demand and in turn causes lack in investment. This minor development will allow the regenaration of a key commercial building in the area wich, in the immediate future will boost employment due to the development itself. , but later on will it will increase emplyment in the area increasing demand and attracting further private investment. This new investment in the area will tackle the challenges of the future in the area.
“This is particularly important where Britain can be a global leader in driving innovation, and in areas with high levels of productivity, which should be able to capitalise on their performance and potential.”
The permitted use of the building as light industrial wich is within the clope of Class E allows research and development orientated businesses to invest in innovation. Therefore this monor building alteration, not only will better the future outlook of the area but also as tghis policy states , it will increase the productivity levels of the area unlocking the barries to growth to this currently depressed area.
” 86 Planning policies should: d) seek to address potential barriers to investment, such as inadequate infrastructure, services or housing, or a poor environment;”
In this particular case the barrier to investment is a financially viable proposition which will allow to restore this key commercial building in the area. Our minor building alteration solves this problem allowing a commercially viable investment into this particular building which is pivotal to the well being of the area, both in the medium and long term. Therefor the planning approval will remove a significant barrier to investment in an area which is currently considered deprived (“poor environment”) with dilapidated boarded up houses (“inadequate housing”).
7. Ensuring the vitality of town centres
in particular in point 90 a) “promote their (town centres) long-term vitality and viability“.
This minor building alteration will allow the promote regeneration of the area as a consequence increasing vitality ond viability of the area, especially it will contribute to make the area into a desirable location for families to live in as a long term choice.
point 90 d) “Meeting anticipated needs for retail, leisure, office and other main town centre uses over this period (at least the net 10 years)”.
This minor development allows the regeneration of an important Class E use building (retail, office etc) in a central location in need of regeneration.
8. Promoting healthy and safe communities
This commercial building is an important part of the local area. The approval of planning application for this minor building alteration will allow us to be working on a financially viable project. As a consequence of the approval this building alteration the building will be revitalised and as a consequence the whole area will benefit form this private investment. This will improve the outlook of the area atract more working families into the area therefore making the area safer, more appealing and sustainable.
In particular point 96 c). enable and support healthy lives, ………..reduce health inequalities between the most and least deprived communities – for example through the provision of …….. local shops, …….
Granting planning permission for our minor development will allow better use of the building therefore, the use of this building could be providing “local shops” in a “deprived area”. As this particular point suggests.
Particularly 98 d) “ensure that established shops, facilities and services are able to develop and
modernise, and are retained for the benefit of the community;” this minor development allows us to “develp and modernise” a building which (due to its current class use ) allowed use is also as a shop, group of shops or similar within the scope of use class E .
Point 99 ” Planning policies and decisions should consider the social, economic and environmental benefits of estate regeneration. Local planning authorities should use their planning powers to help deliver estate regeneration to a high standard“. This minor development will allow us to deliver “estate regeneration at a high standard” as needed in this particular area.
9. Promoting sustainable transport
Not applicable because it is not relatable to out minor development.
10. Supporting high quality communications
Not applicable because it is not relatable to out minor development.
compliance with the policy of “making use of the land”
In our case the use of the land remains the same because our minor development is confined on the exiting building footprint and it does not increase the top height of the original extension.
Compliance with point 137 of the “national planning policy framework ” December 2024 we demonstrate how outr proposal meet the design expectations set out in local and national policy
Better design and sustainable development.
According to national policy of “achieving well designed places”:
pint 135 “a) will function well and add to the overall quality of the area, not just for the short
term but over the lifetime of the development;” this minor development will make the extension low maintenance, far more durable than the current double pitched roof configuration, and the design also fits/bends very much better with the surrounding area
“b) are visually attractive as a result of good architecture, layout and appropriate and
effective landscaping;” Visually it will be improving the area since the design is much better fit with the area than the current double pitched rooof design.
40“c) are sympathetic to local character and history, including the surrounding built
environment and landscape setting, while not preventing or discouraging
appropriate innovation or change (such as increased densities);” Any part of the building will be built using the original brickwork therefore blending and preserve the character of the area, whilst improving it at the same time.
“d) establish or maintain a strong sense of place, using the arrangement of streets,
spaces, building types and materials to create attractive, welcoming and
distinctive places to live, work and visit;” The building materials will be the same as exiting and the minor development will not fall outside its original footprint, hence complying with this point.
“e) optimise the potential of the site to accommodate and sustain an appropriate
amount and mix of development (including green and other public space) and
support local facilities and transport networks; and” this minor development will revitalize the area and the local business outlook, bringing the building to its full potential.
“f) create places that are safe, inclusive and accessible and which promote health
and well-being, with a high standard of amenity for existing and future users”
” The development will improve the outlook of the whole area which is in need of improvement. This will promote health and well-being in the local area.
and where crime and disorder, and the fear of crime, do not undermine the
quality of life or community cohesion and resilience.” This minor building alteration will enable private surveillance of the site which in turn will dis incentivise crime and other similar activities in the area. This will promote not only well being in the area but also further cohesion of the local residents (which come from different parts of the world).
13. Protecting Green Belt land
Not applicable as this is a minor development and this policy does not apply to our planning application as it clearly is unrelated to the green belt.
14. Meeting the challenge of climate change, flooding and coastal change
This is all covered in our flood risk assessment.
15. Conserving and enhancing the natural environment
Not applicable because this is a minor development .Additionally this policy does not apply to our planning application because our minor development does not impact the footprint of the building and it does not alter the top height of the building.
16. Conserving and enhancing the historic environment
Not applicable as this is a building altaration made to imporve a derelict part of a commercial building whici is not located in a site of historical interest.
17. Facilitating the sustainable use of minerals
Not applicable