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Householder Development Consents Review

Householder Development Consents Review . Will French DCLG/PINS. Background. Appeals have grown even faster – 136% Barker 1 call to reduce minor applications to release resources for more strategic ones Barker’s call echoed elsewhere eg by POS. Sheer Growth in householder applications

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Householder Development Consents Review

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  1. Householder Development Consents Review Will French DCLG/PINS

  2. Background • Appeals have grown even faster – 136% • Barker 1 call to reduce minor applications to release resources for more strategic ones • Barker’s call echoed elsewhere eg by POS • Sheer Growth in householder applications • 1995–2005 114% • All other applications rose by < 8%

  3. BUT … the problem is not just managing the case load … • The system is not proportionate to the types of development undertaken • 65% of householder applications are granted without amendment. • Yet harmful development is lawfully undertaken as permitted development without the need for a planning application. • Moreover, the system is not user friendly - householders find it hard to get the right advice and planners to give it.

  4. … plus a wider regulatory context • Principles of Public Service Reform • Principles of better regulation • Regulations must be proportionate, accountable, consistent, transparent, and targeted. This means an RIA. • Lifting the Burden on Business – DCLG’s Simplification Plan • Barker 2.

  5. So HDCR was established 2005 • Steering Group chaired by Mavis Macdonald scoped the subject. • Report published June 2006 • 11 Recommendations in 3 areas: • Making the system more proportionate • Making the system more user-friendly • New ways of working • Ministers require any changes to: • Protect the interests of neighbours and the wider community • Be fully tested • Be subject to full consultation

  6. HDCR in 2006 New Steering Group, chaired by Katrine Sporle White Young and Green have been asked to pursue three of the Steering Group’s recommendations: • A new and simplified Permitted Development Order for Householder Developments – an HPDO. Based on Parts 1 and 2 of the GPDO, this should move from the present volume based approach towards one based on impact. It should be issued with a plain-English user guide. • DCLG should develop model Local Development Orders to illustrate how they can help Local Planning Authorities to extend permitted development rights in their areas. • DCLG should issue clear guidance on the procedures for processing householder planning applications.

  7. WYG has a demanding brief Stage 1 • First findings report by end of October 2006 to establish "proof of concept“ that HPDO will be deliverable against defined criteria. • A first draft report by the end of Nov 2006. • A final report in early January 2007. With a view, if reform proves feasible, to moving to Stage 2: • design an HPDO and user guidance

  8. Success criteria Proposals are to be tested (a) By case study to assess • Impact on application numbers (b) By working with stakeholders to assess • easier application processes • user friendliness • clarity and rationality • fewer neighbour disputes • improved design • a reduction in the number of LA staff handling applications • a reduction in unnecessary costs to householders • a reduction in the number of enforcement notices • a reduction in the kind of consequences that lead to poor publicity for the planning system.

  9. adopting an impacts based approach Householder developments considered to have one of 4 levels of impact: • Level 1 impacts only affect the host property and its occupants • Level 2 impacts affect the living conditions of immediate neighbours (through overshadowing, loss of privacy, etc.) • Level 3 impacts affect the character and appearance of the street and concern the wider neighbourhood • Level 4 impacts affect interests of importance beyond the immediate street scene and concern the community as a whole – eg CAs, AONB’s and Green Belts. Also includes cumulative impacts of relatively inconsequential individual development eg paving front gardens where surface drainage capacity is limited.

  10. WYG are examining 3 approaches Extensions to be subject to criteria eg:- • Maximum eaves height • A maximum depth of extension behind the original main rear wall • No raised terraces or balconies. • No more than x (50%?) of the curtilage (excluding the original dwellinghouse) to be built over 1. Derestricted single storey extensions

  11. WYG are examining 3 approaches 2. A developable envelope

  12. WYG are examining 3 approaches 3. 45/25 degree codes

  13. HDCR has also been reviewing pd rights for microgeneration • Perceived barriers to take-up of new technologies emerged as high priority • Photovoltaics • Solar hot water • Heat pumps • Wind turbines • 3 month study by ENTEC complete • Programme: • End 2006 – Consultation on new pd rights • October 2007 - Commencement

  14. Contribution PD microgen could make to an ‘average’ household’s annual energy needs

  15. Further comment please to: Will French Householder Development Consents Review DCLG 3/H5 Eland House Bressenden Place London SW1E 5DU. householderconsents@communities.gsi.gov.uk

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