Dear Consultant
We are preparing for three planning applications
1) for new window openings in the main building. No change of use. We keep the current use as class E.
2) A modification to the existing roof of the extension, by making it into a flat roof. No change of use. We keep the current use as class E.
3) New dormer windows to the main roof of the building. No change of use. We keep the current use as class E.
Please find drawings attached. We could also merge these three applications all into one, if it is more cost-effective. This would be very easy for us. No increase in floor area is required and no change of use for any of the applications above.
4) After the above applications to change the external envelope of the building, we will apply for prior approval permitted development rights class G for the upper 2 floors and class MA for the ground floor.
The floor plans only relate to the future use of the building as residential, using permitted development rights.They DO NOT apply to 1,2 and 3 as the building will retain its use as class E under these proposals.
The floor plans only apply to the change of use using class G and Class MA.
For applications 1, 2 and 3 which can all be also combined into one all encompassing application.
Make our planning applications not expirable, using the substantial start to the work. Making the planning extant!
Planning applications 1,2 and 3
If we combine applications 1, 2, and 3 all into one, if this is approved, can we have a substantial start on the easier part of the works (like the installation of the new windows in the main building, backed up by building control) so that the whole application will not expire any longer? In this way we could have the whole planning approval including the modification of the extension roof and dormers firmed up so that we can carry out the works and complete them at a later stage.
Or maybe building the new foundations to the steel beams which will support the new structure of the extension could make the entire application not expiable.
Any suggestion is welcome
Class G and Class MA permitted development rights prior approval.
In connection with class MA and class G Permitted development rights, can be also make a substantial start, making the planning approval for change of use under permitted development rights not expirable?
In Terms of the internal layout of the building.
In terms of the internal layout of the building, this is not considered development. This is clearly stated on:
See Legislation here
https://www.legislation.gov.uk/ukpga/1990/8/section/55?view=plain
in particular:
(2)The following operations or uses of land shall not be taken for the purposes of this Act to involve development of the land—
(a)the carrying out for the maintenance, improvement or other alteration of any building of works which—
(i)affect only the interior of the building, or
(ii)do not materially affect the external appearance of the building,
and are not works for making good war damage or works begun after 5th December 1968 for the alteration of a building by providing additional space in it underground;
We therefore need no planning permission to add extra floorspace because it is clearly not considered development and the building is not listed or in any area of historical interest. Therefore, our application is going to be for modification of the external envelope only, and we will be adding new floors as we see fit at a later stage because this does not require planning permission but does require building control.
The above is very important, as the increase in floor commercial space has an impact on the planning fee. Whereas, the planning fee for changing the external envelope of the building is quite inexpensive.
If we are missing anything and the modification to the internal layout of a building requires planning permission, please state where this is required by the relevant legislation.
Also, if you are competent on flood risk assessments for this type of development, please provide quotation for this. The site is deemed by the environment agency at flood risk. Therefore, the flood risk assessment is mandatory.
We also attach a FRA for a development a few metres away from our site.
Are you able to help us with any part of this type of planning applications?
Kind Regards
Andreas Russo
07830885825