Pre purchase plot q's

[Oz07]

Think I've finally found the next plot which is suitable for us. Viewed it yesterday, good location. The planning on it is ok ish but as always seems to be the case I would like to change. The planning is for 1 1/2 storey with no garage. I'd like to change to full 2 storey with adjacent double garage. The planning has been passed quite recently and the off site biodiversity credits have been purchased by the current vendor. The main question is if I change the planning with a full new application, can I still use these purchased off site credits for the new permission? Are the credits site specific or planning application specific? The other option I may have is to see if I can persuade the planners to accept the changes on a material (or is it non-material) amendment. The new dwelling would have pretty much the same footprint, in the same location with the same number of bedrooms so maybe there's a slim chance. The ridge and eaves height would end up a lot higher so that may be the killer. Neighbouring houses are all full 2 storey so i'm not sure why its been planned this way.

 

I'll probably have more questions but this is pretty crucial for me to know first. I've done a web search and used AI and it seems imply the credits could be used on a new application. However i'd be keen to hear from anyone with more knowledge or first hand experience. With the credits for this having cost in the 10's of thousands I don't want to be paying twice. I suppose I can tentatively ask the vendor for some paperwork about the credits. The planning portal has a confirmation letter saying that the habitat bank would be prepared to sell them the credits but no further confirmations. Obviously i'm not keen to show my hand at this stage that I would want to change the approved planning.

 

Thanks

[Roundtuit]

Sorry, no experience of biodiversity credits, but in terms of the approved plans, it could be that the vendors planned a 'path of least resistance' through the planning process to avoid raising any eyebrows or ruffling the neighbours.  We had a similar situation and did eventually get what we wanted through a new application (well, two apps actually, but that's another story).

[Oz07]

annoyingly the council doesn't offer any pre app service either to ask the question

[LnP]

The BNG assessment performed by an ecologist should be with the planning documents on the LA planning website. Talk to the ecologist who did the assessment and ask them. You could also ask them if they think you'll need to revise the assessment with your revised design and if so how much it would cost.

[Oz07]

4 hours ago, LnP said:

The BNG assessment performed by an ecologist should be with the planning documents on the LA planning website. Talk to the ecologist who did the assessment and ask them. You could also ask them if they think you'll need to revise the assessment with your revised design and if so how much it would cost.

Yes the only problem with this is presumably they have a relationship with the vendor or their agent. I think it's better for me to find out if the credits apply to the land or specific permission first. I need to know if it's going to cost me extra 10-20k in credits

[Alan Ambrose]

I think, that unless the changes are very small (i.e. non-material 😃), then pretty much any change in footprint or ridge height is going to need a new application.

[Oz07]

1 hour ago, Alan Ambrose said:

I think, that unless the changes are very small (i.e. non-material 😃), then pretty much any change in footprint or ridge height is going to need a new application.

Yeh I'd heard councils differ in how much they accept through non mat. You're right though be doubtful I'd get it. 

 

Now the BIG question. Have to pay for more bng credits on a new application? Surely not!?

[Big Jimbo]

Certainly, where i am, an increase in ridge height would require a new application. I would imagine the BNG credits are tied to the plot, but you would have to find out.

[BigBub]

What is the description of the approved application? If it isn't too precise (e.g. erection of a single dwelling), then you could technically apply for a variation of condition to change the approved plans instead of doing a completely new applicaiton. Also, if the permission did not limit permitted development rights then you could just build a garage under PD after completion. 

[Oz07]

20 hours ago, BigBub said:

What is the description of the approved application? If it isn't too precise (e.g. erection of a single dwelling), then you could technically apply for a variation of condition to change the approved plans instead of doing a completely new applicaiton. Also, if the permission did not limit permitted development rights then you could just build a garage under PD after completion. 

Erection of 4 bed 2 storey detached dwelling. 

I suppose that's good news however I would still be hoping the planners play ball with me. It's basically a 9x11m box at the moment however has a 1x2m inset where the front door is and a similar size area taken off one of the back corners for some reason, also a pair of bay windows on the front. I'd want to square that back corner up so its basically just the box, possibly keep the inset at front door, possibly make that area a porch. 

 

There is a condition that reads no further additions or extensions to the dwelling shall be constructed without prior permission. Funnily enough I think these used to be worded that they were removing your permitted development rights. Have they watered these conditions down due to people appealing? Would an attached garage count as an addition? I am limited to flat roof and 2.5m height if I go down permitted development route but wouldn't nessecarily be a deal breaker. 

Edited Tuesday at 17:55 by Oz07

[Oz07]

23 hours ago, Big Jimbo said:

I would imagine the BNG credits are tied to the plot, but you would have to find out.

Yeh you'd hope so wouldn't you. Although if it needs more credits then be happy to pay. I suppose its a bit of a nothing burger, I can claim the self build exemption. Trouble is might need a new eco survey and you also have to pay the councils legal fees for any undertaking on the bng exemption.