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Hello, I am looking for a consultant or organisation which has experience dealing with Westminster's planning permission department. Thank you.

I have had a section of an old wall rebuilt. The wall is at least forty years old. I am concerned about how long this new section will last given the weight on top of the pillar. I enclose a picture of the old section and two pictures of the new section. Thank you. Henry.

The entire process unfolded over a three year window, working with the same planning officer in a central London borough, encompassing two pre-applications and two full applications. This culminated with the officer abruptly refusing the application, despite a request to allow us to decide whether we want to withdraw it. Some background … the house is in a conservation area, at the end of a quiet street with no through traffic. It is behind a block of flats which hides it from street view. We are a family of two adults and two small children. We have lived in it for over a decade but the house (built sometime in the ‘60s) became a bit small so we decided to redevelop rather than sell and move. So, following some research (including this forum) we submitted a fairly detailed pre-app and six months later received a detailed and fairly positive reply. So far so good… It took us a while to assemble all the required reports but we finally submitted the application in early 2021 (so during COVID). The case officer requested a number of pictures (which we promptly supplied) but communication was very delayed. By June 2021 we had a site visit, following which the officer informed us that the application would not be approved on grounds of materials (brick vs stacco) and size of windows, otherwise the application was fine. We were advised to withdraw and do another pre-application, changing nothing other than those two aspects of it, which we promptly complied with. During the pre-application we were advised to revert to a brick finish and to match the size of the windows to neighbouring properties but a new comment was inserted at the very end as a clause stating “while we previously considered that the proposal may be able to be considered acceptable in amenity terms, on further review and internal discussion, it is considered unneighbourly, due to its bulk”. This was a new curve ball but the pre-application process was closed. Working with a chartered architect we demonstrated that the bulk of the proposed design does not have a negative impact as the daylight report shows a very small reduction in the shadow projected on the neighbouring property, supplying numerous images and calculations to prove the point. Following the submission of the second application (and another 6 months) we received a planning rejection, citing bulk and bringing back a subjective argument that it makes the neighbours “feel too shut in” Timeline: Nov, 2019 - First pre-application Mar 2020 - First pre-app response Jan 2021- First application Aug 2021 - Application withdrawn, on advice of planning officer Aug 2021- Second pre-application Nov 2021 - Second pre-app response Mar, 2022 - Second application submitted Sept 2022 - Application refused Reason(s) for Refusal: 1 The proposed replacement dwelling would make the people living in the flats within Arondale House feel too shut in. This is because of its bulk and height and how close it is to windows in that property. This would not meet Policies 7 and 38(C) of the City Plan 2019 - 2040 (April 2021). 2 Because of the lack of any soft landscaping in the ground, and sufficient permeable hard landscaping around the top layer of the basement (where not directly below the ground floor of the new house), the excessive floor to ceiling height of the proposed basement exceeding 2.7m, it is considered the proposals fail to incorporate sufficient sustainable urban drainage measures and landscaping to mitigate flood risk .This would not meet policies 34, 35 and 45 of the City Plan 2019-40 (April 2021). Informative(s): 1 In dealing with this application the City Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way so far as practicable. We have made available detailed advice in the form of our statutory policies in the City Plan 2019 - 2040 (April 2021), neighbourhood plan (where relevant), supplementary planning documents, London Plan (March 2021), planning briefs and other informal written guidance, as well as offering a full pre application advice service, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. However, the necessary amendments to make the application acceptable are substantial and would materially change the development proposal. They would require further consultations to be undertaken prior to determination, which could not take place within the statutory determination period specified by the Ministry of Housing, Communities and Local Government. You are therefore encouraged to consider submission of a fresh application incorporating the material amendments set out below which are necessary to make the scheme acceptable. Required amendments: - Reduce the bulk of the proposals to reduce impact on neighbouring properties - Include more substantial in the ground soft landscaping in particular to the rear courtyard area adjacent to the boundary with 51 Harrow Cliff, and include more permeable surfaces in this area; and provide further details of the make up of the soil above the basement layer; and further details of the proposed green roofs; - Additional mitigating measures to reduce flood risk and ensure provide Sustainable Urban Drainage - Reduce the floor to ceiling height of the proposed basement to comply with our basement policy and be no more than 2.7m - Include more sustainability measures, including PV panels to the roof; domestic hot water panels and waste water heat recovery; further details of the PassivHaus standards that are to be incorporated and how this will achieve and certified; details on how the Domestic Hot Water demand will be met - A Contaminated Land Assessment will be required with any application which also needs to address Radon exposure from the proposed basement - You are also advised that the BRE guidance on Sunlight and Daylight has been updated in 2022 and that any revised application should ensure that assessment is in line with this new guidance

I have submitted an application and I have been informally told that it is likely to be refused. I now have a choice of withdrawing or waiting for a formal refusal. If I wait for the refusal I will at least have the particular reasons for the refusal. I do not want to appeal this refusal. I will be resubmitting my modified application. If this second application is refused then I will appeal. At that point the appeal inspector will see the refusal reasons for the second application and if the first application was formally refused they will also see the first application's refusal report. However, if I withdraw now and resubmit then the appeal inspector will not see any report from the first application. Has anyone have any advice about which route to take. Thank you.