Committee meeting mid May

[flanagaj]

Aside from being told "No objection in principle" We haven't had any information from the Case Officer in relation to our planning application.  Given that we are off to committee mid May, I am crossing my fingers that it's recommended for approval and that we wouldn't be going to committee if the planners were refusing it?

 

Our relationship with the architects has soured slightly and they seem to have gone completely off the boil, so not sure about attending the committee hearing.  The objections from the neighbours were very much personal and not planning policy related, so unsure whether we need to spend money getting a planning consultant to attend.

 

Thoughts?

[Alan Ambrose]

Suggest this is the time to go full beans:

 

Hassle the planners for more info. What did the consultees say?

 

Hassle the architects to bug their contacts and ask them to talk at the meeting.

 

If there’s any doubt, pull in the cnsultants too.

 

Otherwise you might be looking at a planning strike against you and, maybe, 1-2 years delay.

 

I’ve done that and it’s no fun and a complete waste of time and resources.

[flanagaj]

29 minutes ago, Alan Ambrose said:

What did the consultees say?

The objections were only from locals.  Comments such as

 

"It's an eyesore", "it's too close to the road" 

 

The later is interesting, as it's the same footprint as the previous grant that they were all ok with 😂

 

All other consultees had no objections.

Edited April 29 by flanagaj

[garrymartin]

What were the reasons for it being referred to committee?

[ToughButterCup]

10 hours ago, Alan Ambrose said:

Suggest this is the time to go full beans:

...

 

Exactly.

Make yourself - politely - a difficult target. Very politely. 

[Mr Punter]

3 hours ago, garrymartin said:

What were the reasons for it being referred to committee?

 

This is sometimes automatically triggered when there are more the x objections.

 

The fact that it has an existing consent is a huge factor in your favour.

 

Before the meeting, make sure you have sight of the officer's report.

 

If it is not 100% in your favour, get a planning consultant or your architect to attend and speak on your behalf.

[flanagaj]

12 hours ago, garrymartin said:

What were the reasons for it being referred to committee?

Clever neighbour managed to get 3 other NIMBYS to object, and reach the committee threshold of 4 objections.

[LDNRennovation]

4? That’s low.

 

they usually just know the local counsellor. I’d make the point to the planner that this is a waste of time and ask them to cancel it.

[flanagaj]

40 minutes ago, LDNRennovation said:

4? That’s low.

 

they usually just know the local counsellor. I’d make the point to the planner that this is a waste of time and ask them to cancel it.

I don't think you can.  Given 2 of the letters were basically templated from the main objector it doesn't make sense to go to the committee. Just hoping it's not a ruse and they know a number of the counsellors.

[flanagaj]

I'm becoming really paranoid now about the committee meeting a week tomorrow.  Given the ***** neighbour used to run a local cattery business and another of the neighbours is a magistrate, we have concluded it's one big stitch up.  The committee can refuse it on such vague terms that it's far too easy for them to do it on the basis of appeasing someone they know.

[G and J]

Are you or your representative going to the meeting?

 

I ask because we, and our next door but 1 neighbours where we currently live objected to our shared neighbours planning app for a balcony (before you conclude we are nimbys, they had just put on a 7m 2 storey extension which we were happy to support, growing family etc which they "sold" and we supported on basis of no loss of privacy and then applied without letting us know in advance for the balcony.....yes we are still upset 😞 ) anyway the point is that as in pursuit of good neighbourly relations we decided not to go to committee to argue the toss (they did) it was passed with the comment along the lines of ".......as the objectors could't give us the courtesy of attending........

[ToughButterCup]

36 minutes ago, G and J said:

... ".......as the objectors could't give us the courtesy of attending........

 

Systems and people show themselves for what they really are when things go wrong. Not when all is smooth and lovely.

[Big Jimbo]

Now is defo the time to go full on. Ask the planning officer if they are going to support the application. Keep ringing, and emailing untill you find out.

The current national stats are something like 94% of applications that go before the committee, with the support of the planning officer, are voted to be approved. I would defo attend the meeting, and use your 3mins to speak directly to the members of the committee.

If the planning officer is going to recomend refusal to the committee, then i expect that the committee will go with the officers advice. How much money you want to spend re getting a consultant to speak at the meeting is up to you. I'm not sure how much good it would do.

You might be better to see what reasons are for refusal. Try and address them, and get an application back in, on your free go.

[kandgmitchell]

I must admit that if this was me I'd attend and ask to speak in support. I've been to many a committee and councillors are a bit like sheep. Where one leads others follow. Present yourself as a reasonable person and connect with the committee personally. Then it becomes "your" application they are discussing. Keep the presentation short, explain that it is the same footprint as previously approved schemes, how you have considered the local area with your design etc. By all means mention in passing some "local concerns" but try to pick out something that shows you have considered this or be able to refute their "confusion" about heights or whatever.

 

Remember, even if recommended for approval objectors may be able to get a councillor to propose a condition that may be awkward for you. If you are there, the chairperson may ask for your response before putting that to the vote, if you're not then well......

 

Obviously if the planner has recommended a refusal then it's very, very hard to turn that around at committee, not impossible - I've seen it done but in that circumstance I'd be considering withdrawing the application to avoid a firm refusal and work to address the reasons before re-applying.

 

First job - get the planners recommendation from them. 

 

Oh and no free goes any more....

[flanagaj]

14 minutes ago, Big Jimbo said:

The current national stats are something like 94% of applications that go before the committee, with the support of the planning officer, are voted to be approved.

This is very promising given the planning officer has approved the application and hasn't requested any amendments.   I could be worrying over nothing, but it's the fact that the committee can still refuse based on the look of the property or that it's now a two storey property and not a bungalow, or that you can see upstairs windows from the lane as you walk along it and it's not hidden by the hedging .... 

All of the above would have been taken into account by the planning officer, but the committee still have the annoying power to say now.  94% leaves me feeling much more optimistic about things though.

[flanagaj]

6 minutes ago, kandgmitchell said:

I must admit that if this was me I'd attend and ask to speak in support. I've been to many a committee and councillors are a bit like sheep. Where one leads others follow. Present yourself as a reasonable person and connect with the committee personally. Then it becomes "your" application they are discussing. Keep the presentation short, explain that it is the same footprint as previously approved schemes, how you have considered the local area with your design etc. By all means mention in passing some "local concerns" but try to pick out something that shows you have considered this or be able to refute their "confusion" about heights or whatever.

Yes.  We are definitely attending and we will speak.  We are going to draft some key points with regards to the locals objections.  It's difficult though, when one of those who objected to the house not being hidden by the hedging, resides in a bloody huge house that overlooks the area 200 metres down the lane.

[torre]

Do you already have a copy of the planning officer's report? It didn't sound like you know their recommendation yet, so chase that. Your prior approval is a big plus and a recommendation for approval would be even more so.

 

Have you read your local council's planning committee protocol? What are their rules for who can speak and do you need to register for this ahead of time? If there's a chance for a supporter to speak as well as you so much the better - could your planning consultant speak in support so they can emphasise the sound policy grounds for approval. 

 

Have you lobbied your local councillor for their views? We invited ours over to discuss the plans a few days before.

[Daniel H]

The report ought to be out ahead of the meeting - a week or two often - so check their portal for that. 

 

If there are no objections from the planning officer, you can focus on the human side of why you ought to get permission. Unlikely the committee will have read any of your stuff, so don't draw attention to the objections if you don't have to. If there are conditions, you could welcome them as practical etc in the hope you'll get waved through by the committee.

 

I'd suggest it's a bit late to get a planning consultant involved especially if it's looking positive. If you're up for refusal, you could ask your architect and speak yourself. You could try a consultant but it'll take them a while to get up to speed and with three minutes there's not a lot of substance they can put up.

 

If you're being refused for the proximity to the road and it's the same as the existing permission, you can point it out and the committee might agree - and if not, you have excellent grounds for appeal.

 

Good luck! We were refused but it felt great defending a project we believe in so strongly. 

[flanagaj]

To summarise.  The planning officer's report is available and she approves the application and has not raised any objections to the scheme.  We are going to take the planning consultant who works for the architectural practice with us to the planning committee meeting, just in case we are thrown any curve balls..  We are going to focus on the personal side regarding this being a dream self-build of for us and that we have waited over 2 decades for such an opportunity.  And that our aim is to create an energy efficient and high standard home that we don't intend leaving.  Our redesign has been mindful of the neighbours and the location and we have shrunk the footprint of the previous proposal by 60m2, moved the gable end 9m away from the neighbours boundary.  All of which creates an atheistically pleasing dwelling of a high standard that will benefit the lane and is also much less imposing than the previously granted permission,

[flanagaj]

I was proposing something along the lines of the below.

 

Chair, Councillors,

Thank you for allowing me to speak.  We are here today to ask for your support for our planning application to build the home we’ve dreamed of for over 20 years.

This application is a revision to an already approved scheme. The planning officer has reviewed it thoroughly and recommends approval, confirming that it complies fully with relevant policies including EM1, EM4, and EM10 of the Local Plan.

Much of the opposition to our application centres on the fact that it is a two-storey dwelling, and that the site is within the North Wessex Downs AONB. However, it's important to emphasize—this is not a new principle of development. A home has already been approved here. The only significant change is in design. While this revised proposal is two-storey, the ridge height is identical to the previously approved single-storey home, as the design has been set into the ground. The overall visual impact is actually reduced, due to a smaller footprint and a garage now relocated away from the road frontage.

As the planning officer’s report confirms, the site sits in a linear row of mixed one- and two-storey properties. There is no prevailing single-storey character along White Lane. To suggest that a two-storey form is inherently out of character is not consistent with what is already built and clearly visible in the street scene.

The objections also refer to the AONB and nearby woodland. But again, as the officer concludes, this proposal does not cause harm to the landscape character. Conditions are in place to ensure landscaping, biodiversity protection, and tree preservation. And it’s important to note: this is a replacement for already developed land—formerly occupied by cattery buildings—which have now been removed.

We also appreciate the concerns about future development. That’s why we welcome the officer’s recommendation to restrict permitted development rights—ensuring the scale of development remains exactly what’s approved here today.

In summary, this is a modest, well-considered home that respects its surroundings, complies with policy, and builds on an already granted permission. We ask the committee to support the professional recommendation and allow us to finally realise our long-held dream to build our own home.

Thank you.

[LDNRennovation]

That’s excellent. Good luck! 
 

if they vote against it then I’m guessing it’s political.

[flanagaj]

Just now, LDNRennovation said:

That’s excellent. Good luck! 
 

if they vote against it then I’m guessing it’s political.

Thanks.  Yes.  That will be our conclusion as well.  

[Daniel H]

Sounds brilliant - if the officer is behind you, you should have no problems. You won't be asked questions, so the planning consultant won't be needed. But emotional support is also important!

 

Let us know how you get on!

[Temp]

If you want to speak I would add a line something like this..

 

I'm not a property developer, I'm looking to build a home for my family and be part of the community. 

 

 

 

[flanagaj]

50 minutes ago, Daniel H said:

You won't be asked questions, so the planning consultant won't be needed. 

 

Ok, maybe that is why he is not too interested in coming along.  Frustratingly, we are the last one on the list for the night.  I suppose that could be a good thing.
 

Quote

Let us know how you get on!

 

Most definitely!