The Local Government Association reveals that the number of unbuilt homes with planning permission hits record levels

Around 475,000 are yet to be built despite having planning permission, resulting in record figures which are 25% higher than they were just five years ago.
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High Court Quashes Planning Permission on Bias Grounds

Ref. Kelton v Wiltshire Council [2015] EWHC 2853 (Admin)

In this case, a judicial review was advanced by the claimant – a riparian owner 700 miles downstream – on the following grounds:

  1. Cllr Magnus Macdonald, who carried the deciding vote, should have been disqualified from voting on the Wiltshire Council Planning Committee. He was a director of Selwood Housing Association, an entity which had an interest in the affordable housing section of the 35 dwelling development in question. Cllr Macdonald received, as director, £3,000 per annum.
  1. Contamination was a risk arising from the specialist foundations required to make the development viable.
  1. The council’s Environmental Impact Assessment (EIA) screening opinion for the development was flawed.
  1. Wiltshire’s conclusion that the development would not cause harm to heritage assets was flawed.

The Judge, Mr Justice Cranston, addressed each matter in turn, and his thoughts have been broken down below:

1 – Whilst Mr MacDonald had no direct pecuniary or proprietary interest in the planning application so as to be automatically disqualified from participating, the presence on the committee did raise the question of bias as defined by Lord Hope in Porter v Magill. Mr Justice Cranston summarised:

“Selwood, with Cllr Macdonald as a director, was not simply an affordable housing provider. Here it was the only provider which had been willing to give assistance on the scheme, had expressed a clear interest in delivering it, had been named by the applicants as their potential partner, and had written in support and attended the planning committee meeting when it was considered.

“In other words, its position was superior to that of any other interested providers of affordable housing because of its previous involvement and its prospects of winning the contract when the affordable housing part was tendered. Because of that, Cllr Macdonald’s private interests were engaged, as a director of Selwood, not just his interests in the cause of affordable housing. In all these circumstances it was wrong for Cllr Macdonald to have participated in the meeting.”

2 – The evidence demonstrated to Mr Justice Cranston’s satisfaction that the council’s decision on the matter of contamination was sufficiently well supported by the available information and that no significant effect was likely under the Habitats Regulations.

He stated:

“Insofar as a risk was identified in relation to the construction works, this was addressed with conditions which specifically address it.”

3 – On this point, he concluded that the screening could not be regarded as flawed.

4 – Mr Justice Cranston commented that “in my judgment there was ample evidence on which to base that conclusion and it was reasonable to reach it.” The officer’s report before the planning committee had concluded that developing the site would not harm the setting of the Bishopstrow Conservation Area or nearby heritage assets. This report was considered to be sound.

The result of these conclusions is that planning permission was quashed. Whilst points 2-4 were all disregarded, the presence of bias was sufficient to overturn the planning permission on the grounds of natural justice – nemo judex in causa sua (no one should be a judge in his own cause).

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SRJ

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Richard Peat MRICS

I have 13 years experience in helping clients with property issues and can highlight defects with your potential property purchase, through a Building Survey, House Purchase Survey or Homebuyers report, I can also provide property valuations. I also carry out commercial work and am a qualified Level 3 Non Domestic and Domestic Energy Assessor.

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Defy planning authorities at your peril – Crown Court finds against landlord in Proceeds of Crime property case

DSCF3837A hearing at Inner London Crown Court early in September found against a developer who had, despite three failed planning applications, proceeded to rent out a property as flats. The result is a successful action under the Proceeds of Crime Act and a bill for more than £175,000 for the offending company and its millionaire owner…
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Top tips for converting your barn

Henley Knapp Barns 001Permitted Development changes have made it significantly easier to convert a barn or  other agricultural building into a residential or commercial space. We look at some top tips from our Chartered Surveyors for those of you considering a conversion project, covering such aspects as planning permission,building regulations, sustainability and design…
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d the whole article, click here.

Planning Changes: – 2013 and 2014 New Permitted Development Rights:

All works carried out in England and Wales require planning permission. Certain types of extensions and changes of use, subject to certain limits and conditions, do not require a full planning permission from a Local Planning Authority. Unless these automatic rights are removed, it can be assumed that permission is automatically granted.
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In case you missed it…..

In case you missed it: Two Stars anger neighbours by carrying out works that are often regarded as needing no planning permission.

Yorkshire - Cottage

Planning permission is often misconstrued as only being associated with buildings and houses, but as an ex-Bond girl and current England footballer found out it can include the felling of trees and play areas for kids…
To read the whole article, click here.