flanagaj

Can I get people's thoughts on whether the response below from our Architect is adequate. I am not sure whether any of the objections that were raised, can be countered using reference to planning policy, or whether it is not like law where you can reference case law when arguing a raised point. The objections are on page 1 of the post history. Response to Mr ... Objection Architectural Design and Context The proposed design has been developed with reference to the Hampshire barn vernacular, which is appropriate for the rural setting and enhances the character of the site. Existing properties along White Lane lack a cohesive architectural style. For example, Woodstock has evolved over time, resulting in a fragmented design, while Primrose Cottage is a modest bungalow constructed with low-quality materials in a DIY manner. Our proposal introduces a high-quality, cohesive design that respects the rural environment without replicating the inconsistencies of its neighbours. Permitted Development Rights Concerns about potential future extensions over the garage under permitted development are noted. To address this, a planning condition could be imposed to remove permitted development rights, ensuring that any future changes would require planning oversight and maintain the character of the development. Drawings and Context The drawings provided are accurate, to scale, and represent the closest built forms for context. It is unclear why they have been described as disingenuous, as they adhere to all planning requirements including scale. Furthermore, as noted above, Woodstock lacks a distinct architectural style, making it challenging to use as a reference for the new design. Windows and Ridge Height The inclusion of a small number of first-floor windows has been carefully considered to avoid overlooking any neighbouring properties. The overall massing of the proposed dwelling is smaller than the previously approved scheme, and the building has been positioned further away from Primrose Cottage. Importantly, the ridge height remains unchanged from the approved application, as shown in the submitted drawings. Response to Mrs .... Objection Design Features and Materials While the new design differs from the previously approved scheme, it addresses several of the concerns raised in the earlier application, including: First-floor windows will be constructed using hardwood, ensuring a high-quality and sympathetic finish. The ridge height remains unchanged, as the property will be set into the site using the existing lower ground level to reduce its visual impact. A traditional timber gate, set 5 metres back from the road, has been included for security purposes. However, we are happy to omit this feature if it cannot be supported. The building incorporates high-quality materials, including timber cladding at first-floor level and heritage multi-brick at the ground floor, to achieve a Hampshire barn aesthetic. While extending the timber across the entire façade is an option, we believe this would detract from the overall design and is inconsistent with other properties on the lane that also use a mix of materials. Additional hedging is being planted to enhance the landscape and compensate for any loss of existing vegetation. Architectural Style and Landscape Integration The design adopts the Hampshire barn style, which is sympathetic to its rural surroundings. The use of heritage multi-brick and dark-stained oak cladding ensures that the building blends seamlessly into the landscape. Attempting to mimic the ad hoc design of Primrose Cottage or the overdeveloped nature of Woodstock would fail to meet the high design standards achieved by the current proposal. Future Extensions The client has no intention of extending the property in the future. Any such extensions would require planning permission, and a condition can be included to remove permitted development rights, ensuring that the building’s form and scale will remain as proposed. Proximity to Primrose Cottage and Visual Impact The proposed design is positioned further away from Primrose Cottage than the previously approved scheme: The ridge height is located an additional 8 metres away from the property. The garage is positioned an additional 4.5 metres away and features a flat roof, which is less imposing on the outlook from Primrose Cottage. These changes ensure that the visual impact on Primrose Cottage is reduced compared to the previously approved scheme. Even if future development over the garage were proposed, it would remain further away from Primrose Cottage than the earlier application. Conclusion The proposed design has been carefully developed to address concerns raised in the earlier application while providing a high-quality, purpose-built family home that integrates with its rural surroundings. Although the design differs from the previous scheme, it has been designed to address some of the earlier concerns whilst standing on its own merit and respecting the character of White Lane and the Area of Outstanding Natural Beauty. We are happy to discuss any further adjustments or conditions to address the concerns raised, including restrictions on permitted development rights. Thank you for your time and consideration, and please do not hesitate to contact me should you require any further clarification.

Just out of curiosity, when you attend the Parish meeting to address the objections raised, can you subtly belittle these insignificant luddites, so that they know damn well never to even look in your direction when you finally move in?

They should be fined for wasting people's time and money

That's a good point, I will request that they attend.

The Case Officer is doing a site visit on Friday. I wonder if the Planning Consultant should attend as well. He hasn't mentioned he is going to meet. Both objections are really along the same lines. You will see first floor windows above the hedge line on the lane. The lane in question has a sloping field in front, so nothing looks at the property, apart from people walking past. The argument that the property will be seen for miles around it rather moot, as the ridge height is no different than the previous granted dwelling. There is also no vantage point in the area where the dwelling will be really visible. I think it's simply, a couple of luddites who don't want to see a more modern building, and want to see a crappy bungalow hidden from view.

1) There are no two houses the same. A right mixed back of brick, clad and render 2) Some are bungalow and some are houses 3) Our proposed ridge height is no different to the bungalow next door. We have dropped the house down so as to be able to keep the ridge height the same I am going to stop stewing, and just wait until the LPA has given their view.

I had a feeling that the lane was clique. It's very interesting that not a single objection was raised, and only positive comments to the previous granted planning application were submitted, and yet, when the new comer submits an application, it's inundated with objections by the very same people.

It's amazing how some object, even though the proposed development if approved would most likely lift the value of the lane, and in doing so raise the value of their property.

The architectural practice we are using have an in house planning consultant. But I do wonder whether we would be better off using a specialist planning consultancy firm. I'd rather have then worry about lorries falling into the lake, than stating the proposed development is an eyesore. The cheek of it!

Unfortunately, the plot is on the edge of the AONB, and whilst it will show windows above the hedge line and you could argue change the area, the properties on the lane are a random bag. I have posted the current comments below. And this one is from the people we purchased the plot from! We have even kept the ridge height the same, and move the proposed bungalow 5 metres further away from their boundary. As to an eyesore, I can only think they are luddites who don't like change. Stance: Customer objects to the Planning Application Comment Reasons: Comment:The current planning application ref: 23/00259/FUL submitted by us, Mr & Mrs P A Pardoe, and approved by Basingstoke & Deane Planning Department and the Council on 28th July 2023. This planning application was amended and modified by us to meet and comply with the 'objections and concerns' of the Planning Department. These alterations to our original submission included; 1) The removal of windows facing the north of the property. 2) The removal of UPVC windows replaced with hardwood windows 3) The requirement that the roof height be no higher than that of Primrose cottage, in order to minimise the visual impact from the road. 4) The removal of gates onto the road as no gates were permitted. 5) The removal of the brick facade replaced with timber cladding, covering the entire building. 6) The requirement to include new hedging to compensate for the removal of existing hedges. Without these alterations, we were informed that the planning application would not have been approved. We are therefore concerned that the amended planning application, submitted by the new owners, includes many of the elements that we were required to amend or remove entirely. We are also objecting on the grounds that, whilst the construction of the bungalow in the approved planning application, is built in a style and materials that are sympathetic to the rural nature of the neighbouring buildings, the style and construction of the amended proposal is totally out of character, and being two storey and so close to the road would be an imposing eyesore. Being in an AONB its visual impact from the fields and countryside behind is significant and this can not be mitigated by hedging as there is insufficient space behind the back of the house and the boundary. We are also concerned that the flat roof of the garage of the proposed building will, in the future, be used under permitted development to add a further extension to the upstairs of the building. If this was to happen it would have a significant impact on the view and how imposing the building is to Primrose cottage I'm not hopeful.

I suspect I am not alone here, but why do people put in public objections for a property that does not impact them in anyway. We have just received our first public objection (currently, cannot read the comment) from someone who lives 200 metres down the lane, and only comes past our plot when they walk their dog up the no through lane. So it can only be a "I don't like it as it changes the appearance of the lane", when in fact, it's that he wants to walk his dog along the lane without anyone being able to look out a window and see him. Just reinforces my view, that there are some very sad and bitter individuals out there!

I had a feeling it was "one rule for thee and another for me"

Twiddling my thumbs waiting for LPA to decide the fate of our planning application, and already decided it's going to be a no. Given the proposed bungalow had a larger footprint, and obviously a higher CO2 cost, do those factors get used at appeal, or do emissions only apply to the applicant and not the LPA?

Yes, there is a barb wired fence in the hedging. As to 'step each layer back' what do you mean exactly? I was planning on having a single vertical sleeper set into concrete, and then back fill from behind it. I also thought the French drain would have been better off on the filled side so that I backfill with gravel and a membrane to a) stop the sleepers being in direct contact with soil and rotting, and b) so any water that comes towards the wall soaks down through the gravel and along the French drain.

The paddock behind is 600mm above our level. At the moment it's a sloping bank. I was thinking it requires a french drain as well.

Thanks Russell. I was planning on using sleepers vertically set into concrete. I did think that Hazel is probably quite resilient at having it's roots chopped.

We have a boundary 'hedge', I use inverted commas, as it's basically Hazel that is 25 foot tall, and has never been coppiced by the owner. I need to put a retaining wall in as close as possible to the associated hard boundary, but am unsure what are the associated legal issues. Given the hedge has never been maintained, and when I spoke to the individual through the gap who owned it (needs cutting as it's touching the electricity line), she simply replied "I do, and you can contact the electricity company to come and cut it", bloody cheek of it. If I get the excavator in and start pulling a trench, and the 'hedge' happens to die, am I simply eligible for a fine?

This is our mistake, but for some reason our architect decided to move the location of our house 2m east from where the original house was planned. Having looked at the site plan further, we now want to move it back to where it was originally planned. Will this require a new planning application or could our architect submit something now or after the application has been decided. The location doesn't impact anyone, as the house will be 8m from the neighbours fence, instead of the proposed 10m.

This is exactly what I'm doing. We have these conditions for a Cherry tree, and I'm contemplating felling it, so as to avoid the hassle. It will help with sighting our drainage field, and I'll plant two new trees to replace it. I understand the protection for ancient oak trees or those with TPOs, otherwise, it's a lot of expense and inconvenience.

@nod you give me hope. When I read £3000/M2, I just baulk.

I have read a number of the posts on here regarding the above, but when I look at the Graf installation instructions, they stipulate that AAV are not suitable. So if AAV are not suitable, and I want to have internal soil pipes that terminate in the roof space, is the simplest solution to run an external SVP at the house end of the property, and then have AAV on the internal stack pipes?

Has anyone researched the above to get an idea just how much it is likely to increase the cost of construction compared with current regs?

It costs £150. I'd rather have a good understanding than continually using the LABC as an information resource.

As I intend on doing a lot of the trades myself (footings, first fix carpentry, plumbing ... ) I want to fully understand building regs, so that I don't make any mistakes. I am also keen to understand it, as I feel it will help a great deal when manging the trades I have to hire. I came across the web site https://www.buildingregs4plans.co.uk/ and before parting with my cash, I wanted to ask whether anyone has used this site for a self-build or whether there are better options. Ideally, I want a resource that covers each aspect of the build and the associated regs that need to be adhered to. Thanks

One of the reasons was to have the upper cladding line up with the ground floor brickwork. I'm not a fan of the cladding sitting proud of the brickwork. Trying to achieve the below look.