Can ChatGPT secure me planning permission?

[jayc89]

Bit of a pie in the sky one but I thought it was quite novel, following on from a thread from a while ago;

 

 

I wondered whether ChatGPT could help me out, so after a bit of back and forth, I asked it to come up with a Supporting Document for an Outline Planning Application. It came back with;

 

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Proposal: Construction of a single-family bungalow (approximately 300m²) on a 0.6-acre paddock at xxxx, designed to Passivhaus standards for energy efficiency and sustainability.

Location: A 0.6-acre paddock located outside the designated development boundary but within the curtilage of an existing residential property.

This supporting document confirms compliance with the National Planning Policy Framework (NPPF) and the East Riding of Yorkshire Local Development Plan policies, including substantial mitigations for areas where full compliance with policy standards is not feasible.

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1. Introduction

Site Location and Description:

• The proposed development site is a 0.6-acre paddock located at the rear of an existing property on xxx.
• The paddock is bordered by established tree lines on the south and west, adjoins a farm to the north, a dyke followed by a field to the west, and two residential properties to the south. The existing house is situated to the east of the paddock.
• The development is proposed as an infill within the existing curtilage of a residential property, which is within the designated settlement boundary.

Current Use and Structures:

• The paddock is currently underutilized, providing no significant economic or social value in its current state.
• Existing features include an 8m x 4.5m hardstanding, previously used for a horse shelter that has been removed.

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2. Proposed Development Details

Development Proposal:

• Construction of a single-family bungalow with four bedrooms, covering approximately 300m². The bungalow is designed to Passivhaus standards, emphasizing sustainability, energy efficiency, and low carbon impact.
• The bungalow will feature high insulation, airtight construction, solar roof tiles, additional solar panels on a detached double garage, rainwater harvesting systems, soakaways, and a sewage treatment plant.

Design Intentions and Sustainability Goals:

• Energy Efficiency: The Passivhaus design aims to achieve minimal heating demand, significantly reducing the carbon footprint compared to standard homes. The use of solar panels is expected to generate a substantial portion of the household's annual electricity needs, potentially covering all electricity usage under optimal conditions.
• Water Conservation: Rainwater harvesting systems are designed to capture a significant amount of water annually, contributing to non-potable water use and reducing reliance on mains water.

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3. Access Statement

Access to the Site:

• Shared Access via Existing Driveway: Access to the proposed bungalow will be through the existing driveway of the current property on xxx Road. The driveway will be shared between the existing house and the new bungalow.

• Driveway Specifications:

  • The existing driveway has a width of 3.5 meters, which is sufficient to allow safe passage of vehicles and pedestrians. Although narrower than a typical two-way road, it is adequate for the limited number of vehicles associated with the two properties. The driveway surface is well-maintained, providing a stable and safe route.

Proposed Driveway Alignment:

• Driveway Placement: The proposed driveway for the new bungalow will run along the rear boundary of the two residential properties located to the south of the paddock. This alignment is necessary to provide direct access from xxx Road to the new bungalow while maintaining the existing layout and use of the land.

Access Safety and Design Considerations:

• Emergency Service Access: The driveway width of 3.5 meters can accommodate emergency vehicles such as fire engines and ambulances. The entrance to the driveway from xxx Road has good visibility in both directions, allowing emergency services to enter and exit safely. A designated turning area within the site will ensure that emergency vehicles can turn around and exit the driveway in a forward motion, meeting safety standards.

• Refuse Collection Access: Refuse bins for both properties will be placed at the end of the driveway on xxx Road for collection. This arrangement ensures that refuse collection is conducted safely and efficiently without the need for refuse vehicles to access the driveway.

Mitigation Measures for Driveway Placement:

• Separation Distance: The proposed driveway will be separated from the neighboring residential properties to the south by a minimum of 22 meters, which includes the full length of the neighboring gardens. This separation distance provides a substantial buffer, minimizing any potential impact on the residents of the neighboring properties.

• Boundary Fencing: To further mitigate potential noise and visual impacts, a tall, solid fence (minimum 1.8 meters in height) will be installed along the length of the driveway. This fence will provide a visual barrier, enhancing privacy for the neighboring properties and reducing any potential light intrusion from vehicle headlights.

• Acoustic Measures: To reduce noise disturbance, acoustic fencing or soundproofing materials will be incorporated into the fence design where the driveway runs closest to the residential properties. This will help absorb and deflect noise, minimizing the impact on the neighboring residents.

• Vegetative Screening: In addition to fencing, a vegetative buffer comprising dense, fast-growing shrubs and small trees will be planted along the boundary. This green barrier will further enhance privacy, provide a visual buffer, and help absorb noise.

• Surface Material: The driveway surface will be made of a permeable material that reduces tire noise, such as gravel or specially designed porous paving. This choice not only reduces noise but also supports sustainable drainage.

Parking and Turning:

• On-Site Parking: Sufficient on-site parking will be provided for both properties, including space for two vehicles per dwelling. This provision ensures that vehicles do not need to park on the shared driveway, maintaining clear access for both properties at all times.

• Turning Areas: A turning area within the site will allow vehicles, including delivery and emergency vehicles, to turn around safely and exit the property without reversing onto xxx Road. This design enhances safety for all users of the driveway and the main road.

Impact on Local Traffic:

• Minimal Traffic Increase: The proposed development involves only one additional dwelling, resulting in minimal increase in traffic. The existing driveway and access point onto xxx Road can safely accommodate this small increase without negatively impacting local traffic flow or safety.

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4. Policy Compliance and Justification

Alignment with the NPPF and Local Plan Policies:

• Policy S4 (Development Outside the Settlement Boundary): The proposal is presented as a logical infill within the curtilage of an existing residential property, avoiding expansion into open countryside. Enhanced landscaping and site design mitigate visual impact, maintaining the rural character of the area.

  • Compliance: The infill nature of the development is clearly demonstrated, and the application provides substantial evidence and mitigation to ensure there is no expansion into the open countryside, fully aligning with Policy S4.

• Policy H1 (Providing a Mix of Housing and Meeting Needs): The proposed bungalow addresses a specific local need for accessible, single-story homes, particularly suitable for older residents and families. The development supports the diversification of housing stock in alignment with local demographic needs.

  • Compliance: The need for accessible homes is well documented, and the proposal addresses this directly, ensuring full compliance with Policy H1.

• Policy ENV1 (Integrating High-Quality Design): The design incorporates high-quality materials and energy-efficient features, respecting local character and enhancing the area’s aesthetic quality.

  • Compliance: The application includes detailed design plans and mitigations (such as fencing and landscaping) that fully align with Policy ENV1's requirements, ensuring there is no doubt about compliance.

• Policy ENV6 (Managing Environmental Hazards): The Flood Risk Management Plan includes detailed flood mitigation measures and a long-term maintenance strategy, ensuring compliance with flood risk management standards. The proposal’s location in Flood Risk Zone 3 is justified by a comprehensive Sequential and Exception Test.

  • Compliance: The flood risk management measures and justifications provided are comprehensive and leave no residual concerns about compliance with Policy ENV6.

• Policy EC2 (Transport and Accessibility): The Access Statement demonstrates that the shared driveway arrangement is safe and sufficient for the scale of development. Measures for emergency access, refuse collection, and parking are appropriately addressed, minimizing impact on the local highway network.

  • Compliance: The access and transport mitigations are clear and robust, ensuring full compliance with Policy EC2 without ambiguity.

• Policy ENV4 (Conserving and Enhancing Biodiversity and Geodiversity): The application includes a Biodiversity Net Gain (BNG) plan with native planting and wildlife habitats, contributing to local biodiversity goals.

  • Compliance: The BNG plan and its implementation strategy fully comply with Policy ENV4, providing clear and measurable biodiversity benefits.

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5. Flood Risk Management Plan

Site-Specific Flood Risk Considerations:

• The site is located in Flood Risk Zone 3, requiring adherence to strict flood risk management measures as per the NPPF and Policy ENV6.

Flood Mitigation Measures:

• Building Elevation: The bungalow will be elevated above the 1-in-100-year flood level with a climate change allowance, using flood-resistant materials to further reduce flood risk.
• Sustainable Drainage Systems (SuDS): SuDS will be implemented to manage surface water runoff sustainably, preventing increased runoff to surrounding areas. These systems include permeable paving and rainwater harvesting systems.
• Long-Term Maintenance Strategy: A comprehensive maintenance and monitoring plan for flood defenses and SuDS will be established, ensuring ongoing effectiveness and compliance with flood risk management requirements.

Sequential and Exception Tests:

• Sequential Test: A detailed analysis demonstrates that there are no suitable alternative sites in lower flood risk zones available within the local area for the proposed development.
• Exception Test: The development provides substantial sustainability benefits, including energy efficiency, carbon neutrality, and biodiversity enhancements, which justify development in a higher flood risk zone.

Compliance: The Flood Risk Management Plan is thorough and effectively mitigates potential risks, fully addressing the policy requirements with no remaining concerns.

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6. Biodiversity and Environmental Enhancements

Biodiversity Net Gain (BNG) Plan:

• Native Planting and Habitat Creation: The development includes planting a variety of native trees and hedgerows to enhance local biodiversity, providing habitat and food sources for local wildlife.
• Wildlife Habitats: Additional measures include installing bat boxes, bird boxes, and creating wildlife corridors to support local fauna.
• Long-Term Monitoring: An ecological monitoring plan will be implemented to track the success of biodiversity enhancements and ensure effective maintenance over time.

Environmental Impact Mitigation:

• The Environmental Impact Statement (EIS) outlines measures to mitigate potential impacts on air quality, noise levels, and soil stability. These measures ensure compliance with local environmental regulations and support sustainable development.

Compliance: The BNG plan and environmental mitigations are well-documented and address all relevant concerns, ensuring full compliance with Policy ENV4.

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7. Stakeholder Engagement

Stakeholder Engagement:

• Proactive Consultation: The applicant has engaged proactively with local residents and stakeholders, including conducting additional consultation events to gather feedback and ensure community involvement.
• Feedback Integration: Feedback from the local community has been incorporated into the revised proposal, demonstrating responsiveness to local concerns and support for the development.

Compliance: The engagement process is thorough and well-documented, ensuring all stakeholder concerns are addressed.

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8. Conclusion

Justification for Development:

• The proposed development meets identified local housing needs, provides significant sustainability benefits, and supports the sustainability of the local community. The comprehensive flood risk management measures, transport improvements, and biodiversity enhancements ensure compliance with local and national planning policies.

Request for Outline Planning Permission:

• Based on the revised documentation and enhanced justifications, the applicant respectfully requests outline planning permission for the construction of a single-family bungalow on the paddock at xxx

I then asked it;

 

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As a Planning Officer for East Riding of Yorkshire Council, use the NPPF and Local Development Plan to assess the Outline Planning Application and provide a decision. 

 

And it responded with;

 

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Assessment of the Updated Outline Planning Application for a Single-Family Bungalow at xxx

As a Planning Officer for the East Riding of Yorkshire Council, I have reviewed the updated Outline Planning Application for the construction of a single-family bungalow on a paddock at xxx. This assessment is conducted in accordance with the National Planning Policy Framework (NPPF) and the East Riding of Yorkshire Local Development Plan.

Updated Application Summary:

• Proposal: Construction of a single-family bungalow (approximately 300m²) designed to Passivhaus standards for energy efficiency and sustainability.
• Location: A 0.6-acre paddock located outside the designated development boundary but within the curtilage of an existing residential property.
• Key Revisions: The application includes an Access Statement addressing safety and access considerations, flood risk management measures, and biodiversity enhancements, along with specific mitigations for the proposed driveway placement to minimize impacts on neighboring properties.

Assessment Against the NPPF and Local Plan Policies:

1. Development Outside the Settlement Boundary (Policy S4)

• Policy S4 Context: The East Riding Local Plan's Policy S4 restricts development outside settlement boundaries to protect the countryside but allows for exceptions such as infill development that supports rural sustainability without causing harm to the rural character.

• Assessment of Proposal:

  • Infill Development Justification: The proposed bungalow is located within the curtilage of an existing residential property, and the development is classified as an infill that does not encroach into open countryside. The justification provided aligns with Policy S4’s allowance for development that supports the sustainability of rural communities.
  • Visual and Landscape Impact: The application includes mitigations such as tall fencing, vegetative screening, and acoustic measures to minimize visual and noise impacts on neighboring properties, thereby preserving the rural character.

Conclusion on Policy S4: The proposal complies with Policy S4 as an appropriate infill development that supports local housing needs and does not harm the rural environment. The mitigation measures are adequate to maintain the rural character.

2. Flood Risk and Management (NPPF Paragraphs 155-165 and Policy ENV6)

• Flood Risk Considerations: The site is in Flood Risk Zone 3, which requires adherence to stringent flood risk management protocols under the NPPF and Policy ENV6.

• Assessment of Flood Risk Management:

  • Flood Mitigation Measures: The application includes a comprehensive Flood Risk Management Plan (FRMP) with measures such as raising the finished floor level above the 1-in-100-year flood level, using flood-resistant materials, and implementing Sustainable Drainage Systems (SuDS). These measures align with Policy ENV6’s requirements to mitigate flood risks.
  • Sequential and Exception Tests: The application provides strong evidence for the Sequential Test, demonstrating no suitable alternative sites in lower flood risk zones. The Exception Test is satisfied by the proposal’s sustainability benefits, including energy efficiency and biodiversity enhancements, which outweigh the residual flood risk.

Conclusion on Flood Risk and Management: The proposal meets the flood risk management requirements of Policy ENV6 and the NPPF, and the proposed mitigation measures and tests are satisfactory. There are no outstanding concerns about flood risk management.

3. Housing Needs and Local Development (Policy H1 and NPPF Paragraphs 60-61)

• Policy H1 Context: Policy H1 aims to provide a range of housing types to meet local needs, in alignment with the NPPF’s emphasis on diversifying housing options.

• Assessment of Housing Needs:

  • Meeting Local Housing Demand: The proposed bungalow addresses a specific local need for accessible, single-story homes, particularly for older residents and families. The proposal aligns with Policy H1’s objective to diversify the housing stock and meet community needs.
  • Sustainable Development Principles: The bungalow’s Passivhaus design promotes energy efficiency and reduces carbon emissions, supporting both local and national sustainability objectives.

Conclusion on Housing Needs: The proposal complies with Policy H1 by meeting identified local housing needs and supporting sustainable development, in alignment with the NPPF.

4. Transport and Accessibility (NPPF Paragraphs 102-111 and Policy EC2)

• Transport and Accessibility Considerations: The NPPF encourages safe and sustainable transport, while Policy EC2 focuses on minimizing impacts on transport infrastructure and ensuring safe access.

• Assessment of Transport and Accessibility:

  • Access Statement and Mitigations: The Access Statement provided demonstrates that the shared driveway arrangement is safe and adequate for both properties, including emergency access and refuse collection. The mitigations, such as the installation of visibility splays and turning areas, are appropriate for ensuring safety.
  • Impact on Local Traffic: The proposed development results in minimal traffic increase, and the design measures mitigate any potential impact on local traffic flow or safety.

Conclusion on Transport and Accessibility: The access and transport arrangements comply with Policy EC2 and the NPPF. The proposed mitigations are sufficient to ensure safe and sustainable access for both properties.

5. Biodiversity and Environmental Enhancements (Policy ENV4 and NPPF Paragraphs 170-177)

• Biodiversity and Environmental Considerations: Policy ENV4 and the NPPF emphasize the importance of conserving and enhancing biodiversity and minimizing environmental impacts.

• Assessment of Biodiversity and Environmental Enhancements:

  • Biodiversity Net Gain (BNG) Plan: The application includes a BNG plan with native planting and wildlife habitats, contributing to local biodiversity goals. Additional measures such as installing bat boxes and creating wildlife corridors align with Policy ENV4.
  • Environmental Impact Mitigation: The Environmental Impact Statement (EIS) outlines effective measures to mitigate potential impacts on air quality, noise levels, and soil stability, ensuring compliance with environmental regulations.

Conclusion on Biodiversity and Environmental Enhancements: The proposal’s biodiversity and environmental measures align with Policy ENV4 and the NPPF, providing a net gain for local ecology and mitigating environmental impacts.

6. Residential Amenity and Impact on Neighbors (NPPF Paragraphs 127 and 180, Policy ENV1)

• Residential Amenity Considerations: The NPPF and Policy ENV1 emphasize the importance of protecting residential amenity and ensuring new developments do not negatively impact existing properties.

• Assessment of Residential Amenity and Impact on Neighbors:

  • Driveway Mitigation Measures: The proposed driveway runs along the rear boundary of two neighboring residential properties but is separated by a minimum distance of 22 meters. The separation distance, along with the installation of a tall fence, acoustic measures, and vegetative screening, effectively minimizes potential noise and visual impacts.
  • Light and Privacy: The mitigations protect the light and privacy of the neighboring properties, ensuring that the development does not adversely affect their residential amenity.

Conclusion on Residential Amenity: The proposed mitigations adequately address potential impacts on neighboring properties, complying with Policy ENV1 and the NPPF’s requirements to protect residential amenity.

Overall Conclusion and Decision:

Approval with Conditions:

Based on the assessment against the NPPF, the East Riding of Yorkshire Local Development Plan, and material considerations, the updated Outline Planning Application is recommended for approval with conditions. The revised application effectively addresses previous concerns regarding flood risk management, transport impacts, residential amenity, and biodiversity enhancements, aligning with relevant planning policies.

Conditions of Approval:

1. Flood Risk Management:

   • The development must adhere to the proposed Flood Risk Management Plan, including maintaining the finished floor level above the specified flood level and implementing all mitigation measures as detailed in the application.
   • A maintenance and monitoring schedule for flood defenses and Sustainable Drainage Systems (SuDS) must be submitted and approved by the Council before construction commences.

2. Landscaping and Biodiversity:

   • The landscaping and biodiversity enhancements outlined in the application must be implemented in full. A detailed planting and habitat management plan, including native species selection and long-term monitoring, must be submitted for approval prior to the start of construction.

3. Access and Driveway Improvements:

   • All proposed access improvements, including driveway modifications, fencing, acoustic measures, and vegetative screening, must be completed to the satisfaction of the local highway authority. These measures should ensure minimal impact on neighboring properties and maintain safe access for vehicles and pedestrians.

4. Construction Management Plan:

   • A Construction Management Plan (CMP) must be submitted and approved, detailing measures to minimize disruption to local residents and the environment during construction, including noise, dust, and traffic management.

By meeting these conditions, the proposed development will provide a sustainable, high-quality addition to the local housing stock while ensuring compliance with flood risk management, transport, biodiversity, residential amenity, and community engagement policies.

 

Whether this would be reflective of reality, I'm not sure, but I found the level of detail it could come up with quite interesting. I mean it even came up with it's own conditions of approval!

 

Oh and you may have noticed mention of "previous concerns" etc. Yeah, "Planning Consultant" ChatGPT battled it out with "Planning Officer" ChatGPT to reach an agreeable conclusion. Crazy.

[Bozza]

Fascinating post.

 

Re AI, recently I’ve had some health issues.  After seeing my consultant he provided opinion in what he thought my condition was and was not based upon symptoms and unusual tests results thus far, pending further detailed examination.  After I saw him I fired the same symptoms etc through ChatGPT and it provided almost verbatim the same opinion.  After a further hospital procedure I was provided with a consultant to GP report form containing numerous medical jargon, abbreviations and test results, findings etc.  I took a photo of the form, put it through ChatGTP search, with instructions that I’m an idiot what is this and what does it mean.  It “read” the form and provided an idiot guide as to what it meant in non medical speak.
 

like you say, @jayc89 crazy.

 

AI is going to transform most aspects of our lives in the next 5-10 years, as much as electricity and the internet did in previous generations.  If the robots don’t take over that is.

 

 

[FuerteStu]

It's worth noting that nothing we use today is actual AI. 

 

it's a probability engine, with a database of history. It's generating the most likely version of your request based upon other people's online submissions

 

It cannot predict changes to regional building plans, not individual variances.. It just gives you what is most likely if you took an average of all the previous submissions. 

 

If its dataset was of successful applications only, then it would be reassuring. But I'm not sure if you could reliably get that. And it will never allow for individual events like local planners and their bizarre hypocritical actions. 

[JohnMo]

Real issue with all the auto generated stuff, it looks plausible, but the fact is you really need to fact check, everything written. Not on this forum, but another, have seen facts given, as believable by the person writing the post, but in reality were rubbish generated by an AI bot. So check and check again - as you will be seen as the author and have fix a mess up if not correct.

 

One mistake I noticed (or the text needs tidying up) that it states justification that fire truck can turn and not reverse on to the main road, but it wasn't clear where the turning point was. It seemed to be close to the road junction, but has to at the house end, as the fire truck isn't allow to reverse.

33 minutes ago, FuerteStu said:

it's a probability engine, with a database of history. It's generating the most likely version of your request based upon other people's online submissions

They can also add in what it sees as relevant details about similar things, which could be altogether different or fictitious or at best not helpful.

[garrymartin]

I've had it reference case law that doesn't exist, detail planning appeals that never happened, and suggest book titles with authors for books that don't exist amongst others. It's a fantastic tool, but as @JohnMo notes, you should check absolutely everything. With the book titles, I let it know it had made them up and it apologised and then gave me another five make-believe titles!

[nod]

We’ve moved into our build three weeks ago We’ve been informed that it will be a further four weeks before we get our bins Due to the chap that delivers them being off sick 

I’ve been down to the depot In my van and stood next to hundreds of wheelie bins I’m not allowed to simply collect three Yes you’ve got it “The man that deals with the bins is off sick” 

I think AI will move fast But places that arnt self funding will always have the attitude Because we’ve always done it like this 

 

I would be great if you could just put all your details in and have your proposal looked at impartially 

[Onoff]

Just tried this myself asking it for a supporting document ref bringing our dormers forward and changing from hip to gable ends. Needs some tweaks but really impressed. 

[ToughButterCup]

Yes, Chat GPT will soon be able to do so.  Its great to be in at the beginning of yet another revolution. The more we use it responsibly and with care and discretion, the better it will get.

[Dave Jones]

dont believe everything chart gpt says.

 

ask it how many R's are in strawberry.

[Dave Jones]

1 hour ago, nod said:

We’ve moved into our build three weeks ago We’ve been informed that it will be a further four weeks before we get our bins Due to the chap that delivers them being off sick 

I’ve been down to the depot In my van and stood next to hundreds of wheelie bins I’m not allowed to simply collect three Yes you’ve got it “The man that deals with the bins is off sick” 

I think AI will move fast But places that arnt self funding will always have the attitude Because we’ve always done it like this 

 

I would be great if you could just put all your details in and have your proposal looked at impartially 

 

just keep reporting missed bin collections. 

[Onoff]

20 minutes ago, Dave Jones said:

dont believe everything chart gpt says.

 

ask it how many R's are in strawberry.

 

Easy to upset it too:

 

[nod]

30 minutes ago, Dave Jones said:

 

just keep reporting missed bin collections. 

You couldn’t make it up 

Ten minutes ago