DRK Planning Ltd

DRK Planning Ltd Adding value to development opportunity and delivery through reputation, credibility and experience.

23/12/2022

Wishing our customers and wider network a restful and peaceful season.

đŸ„‚ Here's to some great opportunities in the New Year!đŸŸ

** ATTENTION COMMERCIAL PROPERTY DEVELOPERS**PRIOR APPROVAL UPDATE:Last week I posted a video about the DANGER OF LOSING...
24/01/2020

** ATTENTION COMMERCIAL PROPERTY DEVELOPERS**

PRIOR APPROVAL UPDATE:

Last week I posted a video about the DANGER OF LOSING PD RIGHTS in commercial conversions when the external works go too far and too much of the existing building is lost.

Following legal advice received this week, these are my TOP 3 TIPS TO AVOID LOSING PD RIGHTS. These include:

✅ A large part of the existing building can be lost but still retain the PD rights

✅ Make sure your architect and structural engineer and builders all agree on how external changes can be achieved but minimise loss of fabric

✅ Reference the PD in the external works application and show on plans where there will be new or retained fabric

In building out the external changes you might be taking off the roof and removing some or all of the external walls.

If you need advice on your commercial conversion project then PM me or email to [email protected]

**Planning Permission On 16 person HMO!**Woo hoo!! Planning granted for a 16 person HMO in an Article 4 area in Northam...
23/01/2020

**Planning Permission On 16 person HMO!**

Woo hoo!! Planning granted for a 16 person HMO in an Article 4 area in Northampton this week.

A few twists and turns on the way:

✅ At Pre-app officers initially suggested should do 3 small HMOs instead of one large HMO

✅ Council changed its concentration policy against the scheme 5 DAYS BEFORE Committee

✅ We warned Officers of possible legal action if they refused on basis of such a last minute change

✅ Neighbouring Ward Councillor objected to scheme and called it in to Committee

✅ Had to change from 3 x small HMOs to one big HMO to save scheme but managed to keep all the bed spaces we wanted!

Ah, the joys of the planning system! We got there in the end!!

Email or PM me if you have a scheme and want to know how we can help you.

David Kemp
[email protected]

15/01/2020

PROPERTY DEVELOPMENT WARNING: LOSING PD RIGHTS!

Lots of commercial conversions, like office to residential projects, benefit from two types of consent - prior approval to change the use of the existing building and full planning for external changes (roofs, walls, windows).

In building out the external changes you might be taking off the roof and removing some or all of the external walls.

BE VERY CAREFUL! If you remove too much of the Existing building, it might cause you to LOSE PD RIGHTS for the conversion! The whole build might then become unlawful and you might have to reapply for full planning!!

Watch this video for further information.

If you need advice on your commercial conversion project then PM me or email to [email protected]

PLANNING PERMISSION GRANTED!Happy New Year everyone!Always nice to start the year with a hard-earned consent! Permission...
07/01/2020

PLANNING PERMISSION GRANTED!

Happy New Year everyone!

Always nice to start the year with a hard-earned consent!

Permission granted for conversion of this Period property in a Conservation Area in Tunbridge Wells to a semi-detached pair comprising 1 x 4-bedroom and 3 x 2-bedroom flats including extensions to side and rear and conversion of cellar to habitable rooms.

We managed to increase the size of this property from 2,500 sqft to 4,300 sqft - a 70% increase in floor space.

The tree officers objections almost stopped this happening twice! Persistence and responsiveness kept this on track!!

David Kemp
DRK Planning LTD

PLANNING & ‘GOING PUBLIC’:Just spent last two days in Suffolk having organised and hosted a public exhibition for client...
11/12/2019

PLANNING & ‘GOING PUBLIC’:
Just spent last two days in Suffolk having organised and hosted a public exhibition for clients converting a 35-bed former care home to 35 new homes.

After having spent last week presenting to the Town Council (post Pre-app) and now giving residents and local businesses the chance to comment, ready to go in for full planning by end of next week.

Went really well. Very good idea to hold these events in most cases. Locals get a chance to get concerns off their chests, it softens any resistance and they then get to understand what you’re doing and the key benefits for the area.

So many objections can be avoided if people just get to know you, they understand the scheme better and they get the chance to have a say.
David Kemp
[email protected]

PERMISSION GRANTED!JOY IN THE ‘LITTLE THINGS’!We love to celebrate our ‘big wins’ for our clients – but ‘small’ is beaut...
28/11/2019

PERMISSION GRANTED!
JOY IN THE ‘LITTLE THINGS’!

We love to celebrate our ‘big wins’ for our clients – but ‘small’ is beautiful too and we get just as much joy out of getting the smaller, domestic-scale projects over the line for our clients!

Some of these can be very complex and ‘fiddly’ in their own way – such as the LAWFUL DEVELOPMENT CERTIFICATE GRANTED this week on a house in Lewisham, South East London.

The client was threatened with enforcement action by the Council and would have had to take down a rear extension, outbuilding and front porch, but we managed to save all of these for her by proving that they had been there for AT LEAST 4 YEARS.

Being threatened with Enforcement Action can be especially worrying if it’s your own home, never mind a big commercial project, especially when it has probably been started by a complaint from a neighbour seemingly ‘out to get you’!

So here are my TOP TIPS for coping with any such threats:

1. SEEK PROFESSIONAL ADVICE IMMEDIATELY: we can manage process and relationships with officers at all levels, easing the emotional stress often involved. Time limits vary in different cases so this needs checking.

2. AGREE TO RESOLVE THIS WITHIN A SET TIME: enforcement officers are a bit like dealing with HMRC; the problem only gets worse if you try to ignore it!

3. TELL ‘YOUR STORY’: reach out to the builders who did the work for copies of bills etc, and friends and family who can provide supporting statements.

4. DON’T WORRY ABOUT THE NEIGHBOURS!: these applications have to be granted as long as you establish 4 years’ use – the neighbours may not like it, but they can’t stop it if you can prove it.

5. COMMUNICATION IS KEY: it can often take time to get the evidence together, so agree a timescale with officers but it’s fine to ask for more time if you need it.

David Kemp
[email protected]

HMO PLANNING STRATEGIES:The planning system has become increasingly political, with more and more interference in not ju...
19/11/2019

HMO PLANNING STRATEGIES:

The planning system has become increasingly political, with more and more interference in not just bigger developments, but also smaller applications, conversions and extensions.

This falls most on the SME DEVELOPERS AND INVESTORS AND SMALLER PROJECTS which suit their timescale, exposure to risk, and available funding.

It is, therefore, increasingly important to have a clear and robust strategy to conversions, especially to HMOs, so you can insulate your project from the greatest risk and unpredictability in the planning system. Here are some tips:

1. WHAT IS THE CONCENTRATION OF HMOs IN MY ‘AREA’? Some Council’s will not allow a new HMO if you are above a certain threshold – e.g. 10% within 50 metres of the property.

2. WILL HMOs LET IN THIS AREA OR IS THERE OVER-SUPPLY? This is fundamental to whether you should be looking at this or just keeping the property in a small house or sub-dividing to flats. Also check if you need parking or the difference it makes to rental value – see below.

3. GET ADVICE FROM A HIGHWAYS CONSULTANT ON PARKING? You will probably need a report from an expert to say that there would be no need for parking for all/most of the units. However, local Councillors sometimes want the applicant to go further than this by not allowing the tenants to bring a car. If you can suggest this, it plays well with Councillors, but check with agents first as it may impact on letting values.

4. SHARE YOUR VISION & ENTHUSIASM! An information sheet about how much you will do to breathe new life into the property and your own vision and values will help to get your side of the story over to Councillors. It has no planning weight but you want to convey that you are not the usual ‘slum landlord’ that tries to cram 20 people into a small 2-bedroom property and treat their tenants badly!

5. MONITOR CHANGES IN POLICY! This whole area of policy is subject to constant changes and local Councillors are often keen to try and implement draft policies before they can legally do so! Keep a careful eye on this and check in regularly with your case officer and Policy officers, asking them if there is anything new in draft that might affect your proposals.

You may sometimes feel that you need eyes in the back of your head or the power of prophecy with some of these applications – it is impossible to plan for every eventuality. However, you need to know your local planning policies thoroughly, keep on top of any local changes and most of all do your level best to assure local Councillors that they can trust you to deliver good quality new housing.

Email or PM me if you have a scheme and want to know how we can help you.

David Kemp
[email protected]

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