A planning story with @comedowntothewoods
If you like to use Instagram for architecture and interiors inspiration, you may well have been following the renovation journey of Katie Woods and her family on her account @Comedowntothewoods.
Katie and Chris appointed Mesh to reconfigure their historic stone-built home in Summer 2022 and since then we have been working closely with them to develop designs for an exciting and unique home that preserves the character of the original building while creating a modern, light-filled space for the whole family.
As with many projects, there has been a complex planning process to negotiate before embarking on the build. Katie has shared lots of information about the choices and learnings she’s made along the way here – Katie Woods. But with planning permission granted, we thought it might be interesting to share some of the background to the journey from the project architect, Andy’s point of view.
As Katie says in her post: “It’s not all about the build. Consider proximity of trees”
This is good advice whenever you are seeking to build close to trees. National planning policy states planning decisions should contribute to and enhance the natural and local environment and there is an increasing planning requirement for designs to retain trees.
We like to think of this guidance as a useful design constraint to help inform and shape our design, rather than an obstacle. For Katie’s house, the proximity of the trees was considered from the beginning and the internal configuration was carefully planned to set the extension away from several mature trees on site.
Katie and Chris appointed Mesh to reconfigure their historic stone-built home in Summer 2022 and since then we have been working closely with them to develop designs for an exciting and unique home that preserves the character of the original building while creating a modern, light-filled space for the whole family.
As with many projects, there has been a complex planning process to negotiate before embarking on the build. Katie has shared lots of information about the choices and learnings she’s made along the way here – Katie Woods. But with planning permission granted, we thought it might be interesting to share some of the background to the journey from the project architect, Andy’s point of view.
As Katie says in her post: “It’s not all about the build. Consider proximity of trees”
This is good advice whenever you are seeking to build close to trees. National planning policy states planning decisions should contribute to and enhance the natural and local environment and there is an increasing planning requirement for designs to retain trees.
We like to think of this guidance as a useful design constraint to help inform and shape our design, rather than an obstacle. For Katie’s house, the proximity of the trees was considered from the beginning and the internal configuration was carefully planned to set the extension away from several mature trees on site.
Katie also advises “Pre-planning is worth it”.
This is increasingly true since the pandemic. Leeds City Council strongly encourages applicants to use the pre-planning application service. We have found this helpful in establishing a dialogue with the planners and identifying planning concerns specific to the project, which can then either be addressed by simple amendments, or additional evidence can be supplied to support the design and address the planners’ comments.
Pre-planning was particularly worthwhile for the Woods’ project, as the advice we received was generally positive and the planners acknowledged the proposals had taken into the consideration the proximity of the trees. They were concerned about one tree and asked whether the design could be slightly amended to alleviate the impact further.
Working through these amendments at the pre-planning stage meant that when the planners asked for further adjustments to the extension during the planning application, we were able to argue that reasonable amendments to the design had already been incorporated to aid protection of the trees and further revisions to the design should not be required.
Pre-planning can also be beneficial in establishing the level of information required to support a planning application, as some applications require more than drawings. In this instance, the pre-planning application clarified the level of information to be supplied with regards identifying and protecting the trees on the site.
“Start the application Now”
Even if you aren’t expecting to carry out extension or remodelling work on your property for a few years, you can start the planning application process up to three to four years in advance. This may help in spreading the cost of the development.
The design and planning stage can take six to twelve months depending on the complexity of the design and the workload of your local planning authority. Conditions are applied to most planning approvals stating building works for the approved scheme are to commence within three years of the approval. This doesn’t mean works should be completed within three years – you just have to make a start. For example, construction of the foundations would be seen as commencing works.
Katie says “Keep your cool” and we agree
Yes, the planning process can be frustrating sometimes, so be prepared. Your Local Authority will declare dates for when applications are to be determined, but they do not always keep to these dates and they might request an extension.
It’s worth remembering the planning process is there to enable everyone to extend and improve their homes without negatively impacting on neighbours and the wider environment. This process typically takes 8 weeks, but increasingly has taken longer over past couple of years.
Be more Katie! “Keep the conversation going”
Having good dialogue with the planning authority is very important, firstly as it may present opportunities to make small adjustments to the design and keep the application on track and secondly to help the application to meet your preferred timescales.
Katie also advises “Pre-planning is worth it”.
This is increasingly true since the pandemic. Leeds City Council strongly encourages applicants to use the pre-planning application service. We have found this helpful in establishing a dialogue with the planners and identifying planning concerns specific to the project, which can then either be addressed by simple amendments, or additional evidence can be supplied to support the design and address the planners’ comments.
Pre-planning was particularly worthwhile for the Woods’ project, as the advice we received was generally positive and the planners acknowledged the proposals had taken into the consideration the proximity of the trees. They were concerned about one tree and asked whether the design could be slightly amended to alleviate the impact further.
Working through these amendments at the pre-planning stage meant that when the planners asked for further adjustments to the extension during the planning application, we were able to argue that reasonable amendments to the design had already been incorporated to aid protection of the trees and further revisions to the design should not be required.
Pre-planning can also be beneficial in establishing the level of information required to support a planning application, as some applications require more than drawings. In this instance, the pre-planning application clarified the level of information to be supplied with regards identifying and protecting the trees on the site.
“Start the application Now”
Even if you aren’t expecting to carry out extension or remodelling work on your property for a few years, you can start the planning application process up to three to four years in advance. This may help in spreading the cost of the development.
The design and planning stage can take six to twelve months depending on the complexity of the design and the workload of your local planning authority. Conditions are applied to most planning approvals stating building works for the approved scheme are to commence within three years of the approval. This doesn’t mean works should be completed within three years – you just have to make a start. For example, construction of the foundations would be seen as commencing works.
