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Houses in Multiple Occupation (HMO)

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Houses in Multiple Occupation (HMO)

  • Katy Lycett

With house prices rising and the ongoing challenge of building enough homes to meet demand there are many people seeking alternative ways to live independently without having to fund a mortgage or rent for an entire property. It can also be a great way to make friends and socialise if you are moving to a new area for work or studying.

A House in Multiple Occupation (HMO) is the term given to a property which has:

  • At least 3 tenants live there, forming more than 1 household
  • You share toilet, bathroom or kitchen facilities with other tenants
There are further criteria for a ‘large’ HMO:

For clarity the following Use Classes help to distinguish between different households:

  • Class C3 is single dwelling occupied by a single family unit or household.
  • Class C4 is a small HMO shared by 3 to 6 unrelated people who share amenities.
  • Sui Generis covers a large HMO which is occupied by 7 or more unrelated people.

Use Classes – Change of use – Planning Portal

If you have a property and wish to explore operating an HMO there are a few key considerations to be aware of:

  1. Many HMO properties will also need a Licence in addition to any planning permission. They are two separate requirements. A Licence only lasts for a specified time (usually between 1 and 5 years) and for a specified number of occupants.
  2. Your local Council will be able to advise when a licence is required
  3. Planning permission is always required for a large HMO.
  4. For a small HMO planning permission might be required. It will depend on the local situation and if the location has an Article 4 Direction applied which removes the rights to operate an HMO without planning permission. Many Councils have applied an Article 4 Direction to control the number of HMO properties being created.

If you are looking to create an HMO and it requires planning permission there is usually dedicated guidance published by the relevant Council which sets out the relevant standards that need to be met. Topics that are likely to be covered include:

  • Room sizes bed and spaces per room.
  • Waste and recycling storage and collection arrangements.
  • Vehicle and cycle parking and manoeuvring.
  • Noise and amenity considerations.
  • Fire safety.
  • Provision of outdoor clothes drying areas.
  • Communal spaces for socialising.
  • Living conditions of the occupiers including access to daylight.

Critically Council’s will also monitor how many HMO properties are operating and will limit the number within a certain area. This is calculated to determine the concentration of HMO properties. An over-concentration can lead to the Council resisting further conversions as it can be considered to change the character of an area.

Councils will often publish live registers of active HMO properties on their websites so you are able to review the current active homes with an HMO Licence.

If planning permission is required and an application is submitted for determination the local community may raise queries about the future occupants and how it might impact them. It’s always a good idea to provide as much information as possible to alleviate these concerns and show that the intention is that the HMO will be well-run, well-maintained and managed by a considerate landlord.  Appointing a Planning Consultant can help this process run smoothly.

Case Study

Warner Planning successfully achieved planning permission from Derby City Council to convert and extend a former commercial property situated within Derby City Centre into a 45 room, House of Multiple Occupation (Sui Generis).

For more details click here St Peters Street, Derby – Warner Planning

Get in touch!

Warner Planning can provide initial guidance on creating an HMO property if you have a project you are considering. Please get in touch – we’d love to hear from you!

Images : Google Image Search

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

Recent Posts

Houses in Multiple Occupation (HMO)

With house prices rising and the ongoing challenge of building enough homes to meet demand there are many people seeking alternative ways to live independently without having to fund a mortgage or rent for an entire property. It can also be a great way to make friends and socialise if you are moving to a new area for work or studying.

How long does planning really take?

It’s one of the first questions clients ask us, and the answer is rarely as simple as 8 weeks, which we know isn’t the answer that you want to hear!

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Industry Knowledge News Planning Advice

How long does planning really take?

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How long does planning really take?

  • Tara Lewis

The honest answer is… it depends!

It’s one of the first questions clients ask us, and the answer is rarely as simple as 8 weeks, which we know isn’t the answer that you want to hear!

For a straightforward planning application, the statutory determination period is generally:

  • 8 weeks for most minor and householder applications;
  • 13 weeks for major applications; and
  • 16 weeks where an Environmental Impact Assessment is required.

However, these timescales relate to the determination of the application, not the entire planning process.

In reality, the overall timeframe can be considerably longer…

Stage 1 (if recommended): Pre-Application (2-8+ weeks) 

Before submitting an application, it can be worthwhile to seek pre-application advice from the Local Planning Authority (LPA), providing you with an opportunity to understand how the Council is likely to view your proposal before committing to a full application.

The timeframe varies significantly between Councils and depending on the complexity of the proposal. For example, a simple project may be relatively quick, whereas a larger or more complex development, it can take several months.

Whilst this does add some time onto the planning process, our advice is to not underestimate this stage, as a little more work before submission can sometimes save a lot of time in the long run!

Stage 2: Preparing the application (2–12+ weeks)

This is often the part of the process that some clients don’t always see.

A planning application isn’t just a form and a set of drawings. Depending on the proposal, it may require input from architects, highways specialists, ecologists, arboriculturalists, flood risk experts, landscape professionals, heritage specialists and other technical experts.

The amount of information required will depend on the scale, location and nature of the development.

This stage can therefore take anywhere from a couple of weeks to several months.

Stage 3: Submission and validation (around 1–4 weeks)

Once the application is submitted, the LPA will check that the necessary information has been provided. This is known as validation.

As with the Pre-Application process, the validation timeframe varies significantly between Councils!

If everything is in order, the application will be validated, and the determination period will begin. Alternatively, if information is missing, the Council may request further documents before validating the application.

This is one reason why getting the submission right the first time can make a real difference!

Stage 4: Consultation and determination (8–16 weeks) 

Once validated, the application enters the formal determination process.

The Council may consult upon the following:

  • Local residents;
  • Parish or town councils;
  • Highways authorities;
  • Environmental bodies;
  • Heritage consultees;
  • Drainage authorities; and
  • Other relevant statutory consultees.

The planning officer will then assess the proposal against relevant planning policies and other material considerations.

For many applications, this is where the statutory 8-week or 13-week period applies, however that doesn’t necessarily mean you’ll receive a decision exactly on the final day. Many applications can take longer where there are outstanding issues, objections, amended plans or negotiations with the Council.

Stage 5: Amendments and negotiations: potentially several weeks or months

This is one of the biggest reasons planning applications can take longer than expected, as the Council may identify concerns with the proposal.

That doesn’t necessarily mean the application is going to be refused. Often, there is an opportunity to amend the scheme or provide additional information to address those concerns.

For example, this could involve:

  • Reducing the scale of a development;
  • Changing the design;
  • Altering access or parking arrangements;
  • Providing additional landscaping;
  • Addressing ecological concerns; or
  • Revising plans following neighbour comments.

These discussions can improve the prospects of achieving permission, but they can also extend the overall programme.

Stage 6: The decision isn’t always the end

Even once planning permission has been granted, there may still be work to do.

A permission may be subject to planning conditions which need to be discharged before development can commence or before particular works can take place.

There may also be:

  • Section 106 agreements
  • Biodiversity Net Gain requirements
  • Community Infrastructure Levy requirements
  • Building Regulations
  • Other technical approvals

For some developments, this post-permission stage can take several more weeks or months.

Further to the above, further delays may be caused when an application is called in to Planning Committee, as there can be an additional wait for the next available committee meeting. If an application misses the agenda deadline, this can push the decision back by several weeks.

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

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Roald Dahl Day!

To celebrate Roald Dahl Day we wondered what sort of planning permission would be needed for some of the places that Roald created in his books?

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Industry Knowledge News Planning Advice

AI and Planning: The Future of Applications?

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AI and Planning: The Future of Applications?

  • Billy Lloyd

Artificial Intelligence seems to be taking over every aspect of life at present, with professional conversations in planning being no exception.

In terms of the potential impact on planning applications, the opportunity is significant and vast. AI has the potential to help all parties within the planning system to deal with large volumes of information more efficiently, identify relevant policy and constraints earlier, and make the application process easier to navigate.

Some examples of how AI could be used to assist in planning:

  • Review planning policy and identify relevant requirements for validation at an early stage.
  • Analyse application documents and highlight missing or inconsistent information.
  • Summarise lengthy technical reports and consultation responses.
  • Help planning teams identify recurring issues and patterns across applications.
  • Make planning information more accessible to applicants and communities.
  • Reduce the administrative burden that can slow down decision-making.

But there is an important distinction to make, as planning is not simply a data-processing exercise, but good planning requires professional judgement. It involves balancing policy, design, technical evidence, local circumstances, environmental considerations, community interests and needs of all the parties. Those decisions can have consequences for places and communities for decades, so data alone cannot be relied upon.

That means the most valuable role for AI is about augmenting professional judgement.

If AI can reduce the time spent searching documents, processing information and carrying out repetitive administrative tasks, planners can spend more time on the things that require human expertise, such as understanding places, negotiating better schemes, engaging with communities and exercising sound planning judgement.

There are, of course, important questions around accuracy, transparency, accountability and data quality. AI outputs need to be treated as evidence to interrogate, rather than answers to accept unquestioningly. Used well, however, AI could help create a planning system that is faster and more accessible without sacrificing the quality of decision-making.

How is AI already being used in Planning?

In June 2026, the UK government announced plans to start using an AI prototype to help officers determine Householder applications in half the time, shortening the process from the current 8 weeks to only 4 weeks. It is currently being trialled at Barnet, Camden and Dorset councils where applications are triaged, summarised and planning officers given an initial assessment of the proposals that they can consider when making their decision.  This illustrates how AI can be used effectively without taking away the professional judgement of the case officer. 

A second AI tool called Extract is also now being used by all councils across England to help planning officers convert decades-old planning documents and maps into usable data in minutes. 

The hope is that by freeing up thousands of hours of time, planning officers will be able to focus on decision making which will speed up housebuilding across the country as well as improving reliability, reducing costs and saving time for councils and developers.

AI tool to slash planning decision times as government accelerates push to build 1.5 million homes – GOV.UK

Extract – Tools – AI Knowledge Hub

Extract: Using AI to unlock historic planning data  – MHCLG Digital

Extract identifying Ground Control Points to georeference the old map. Image created using OpenStreetMaps. (Source mhclgdigital.blog.gov.uk)

There is no question that AI will play a role in planning applications, but where we should draw the line between automation and professional judgement to ensure we keep the human element to the decision making process?

Where do you think AI could make the biggest difference in the planning application process?

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

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Back British Farming – A spotlight on Agricultural Planning Applications

At a time when the difficulties facing British Farming are very much in the spotlight, here at Warner Planning we help farmers and landowners navigate a range of rural planning opportunities, such as new or replacement agricultural buildings, farm diversification, barn conversions, renewable energy and rural tourism.

Planning Myth “You Cannot Develop on the Green Belt”

A long standing planning myth is that once an area is designated as Green Belt, that it cannot then be developed and whilst there may be more restrictions on what can be done, there are still opportunities for certain sites in the Green Belt.

Categories
Industry Knowledge News Planning Advice

Planning for Longevity: How the 2026 NPPF Can Support Age-Friendly Places

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International Day of Older Persons

Planning for Longevity: How the 2026 NPPF Can Support Age-Friendly Places

  • Beth Higgs

International Day of Older Persons is celebrated on the 1st of October every year.

We’re living longer than previous generations, and that’s something worth celebrating. But longer lives also bring new questions about how our society needs to change. From healthcare and work to housing, education and financial support, the systems around us need to keep up with the way people now live their lives.

That’s the focus of the 2026 theme, “The Age of Longevity: Rethinking Systems for Longer Lives.” It looks at how we can make the most of longer lives by creating systems that support people to stay healthy, active and financially secure for longer, while making sure everyone has the opportunity to age with independence and dignity.

UN International Day of Older Persons

If people are living longer, how do we redesign the systems and places around them so they can live well for longer?

Living longer is changing more than just our healthcare needs. It is also changing what we need from our homes, neighbourhoods and communities.

This is where the 2026 National Planning Policy Framework (NPPF) has an important role to play. As England’s population ages, planning needs to look beyond simply building more homes and consider whether those homes and the places around them will support people throughout their lives.

The new NPPF places greater emphasis on meeting the needs of different groups, including older and disabled people. It supports a wider mix of housing and stronger provision for accessible and adaptable homes, alongside specialist accommodation for older people.

But age-friendly planning is about more than accessible doorways or the number of bedrooms in a home. It is about creating places where people can get around easily, reach local shops and services, access public transport, spend time outdoors and stay connected to their communities.

That makes the NPPF particularly relevant to this year’s theme, “The Age of Longevity: Rethinking Systems for Longer Lives.” If we are going to live longer, we need to think differently about the places we live in too.

Good planning can help create homes and neighbourhoods that adapt as people’s circumstances change, supporting independence, health and social connection for longer. In that sense, planning is not simply about where we build; it is about creating the conditions for people to live well throughout a longer life.

National Planning Policy Framework – GOV.UK

Here at Warner Planning we have a wealth of experience in obtaining Planning Permission for senior living facilities, including retirement communities, independent assisted living, and care homes. Below are some examples with links to the case studies on our website.

Turners Hill Care Home

Turners Hill Care Home, Cheshunt – Warner Planning

Warner Planning achieved Planning Permission for the demolition of existing structures on the site and the construction of a new, 80-Bed care home for the elderly (Use Class C2). This project included associated car parking, bin storage, and landscaping.

We have since been appointed to submit the discharge of conditions applications for the site. 

Melrose Hall Care Home

Melrose Hall Care Home, Cardiff – Warner Planning

Outline Planning Permission was achieved by Warner Planning for the construction of this 85-Bed Care Home on the site of a former office building in Cardiff.

Former Greenfield School - Extra Care

Former Greenfield School – Warner Planning

Warner Planning obtained full Planning Permission for this 49 bed Extra Care community on the site of a former school in Woking.

Broadstairs - Care Home

60 Bed Care Home Broadstairs, Kent – Warner Planning

Warner Planning successfully achieved outline planning permission for a 60 bed care home on this site in Kent. 

Bottesford - Care Home

Bottesford, Leicestershire – Warner Planning

Following a Pre-Application on this site, Warner Planning positively engaged with Bottesford Parish Council to discuss the potential redevelopment of a residential site in Bottesford, Leicestershire to build a 76-bed care home.

Planning a Senior Living Development?

Whether you are a developer, landowner or care provider, Warner Planning have the experience help you understand the planning potential of your site and develop a strategy to bring your proposals forward. Get in touch with our team today to discuss your project.

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

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Back to School? A lesson in S106 Agreements!

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Industry Knowledge News Planning Advice

What actually is the Grey Belt?

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What actually is the Grey Belt?

  • Billy Lloyd

Since its formal introduction into the National Planning Policy Framework (NPPF), all everyone seems to be talking about is Grey Belt. So we though we would provide a bit of a breakdown to assist with what actually is the Grey Belt.

What is the definition of Grey Belt?

Firstly, Grey Belt is defined as land within the Green Belt which is either land that is previously developed or land which does not contribute strongly to the following purposes of the Green belt:

  • to check the unrestricted sprawl of large built-up areas.
  • to prevent neighbouring towns merging into one another.
  • to preserve the setting and special character of historic towns.

Additionally, the site needs to be sustainably located within accessible proximity to public transport or links to services and facilities, whilst also meeting an evidenced unmet need for the type of development being proposed.

What is meant by the 'Golden Rules'?

Applications for major development, have the additional option of meeting the ‘Golden Rules’, which if met means the scheme is given significant weight in favour of the proposal, with these further rules as follows:

  • Affordable housing being 15 percentage points above the highest existing affordable housing requirement which would otherwise apply to the development, subject to a cap of 50%.
  • Necessary improvements to local or national infrastructure.
  • The provision of new, or improvements to existing, green spaces that are accessible to the public. New residents should be able to access good quality green spaces within a short walk of their home, whether through onsite provision or through access to offsite spaces. 

The new NPPF has removed the footnote 7 restrictions to the Grey Belt definition.

Given the above, we have been working on several Grey Belt projects, with one located in Basildon, Essex which we recently got permission for by justifying that the development did not strongly contribute to the purposes of the Green Belt and it was located in a sustainable location, whilst meeting the housing need at a time when the Council could not demonstrate a five year housing land supply.

Grey Belt Site, Essex – Warner Planning

Get in touch!

If you have land in the Green Belt, and would like to discuss with us whether it can be considered Grey Belt, please get in touch with the team, and we would be happy to see whether the site has potential.

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

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World Population Day 2026

Planning is at the forefront of increasing population growth with placemaking and place-shaping through strategic planning decisions which must carefully balance existing and future needs and resources.

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Roald Dahl Day!

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Roald Dahl Day!

  • Katy Lycett

Roald Dahl was born in 1916 in Cardiff to Norwegian parents and grew-up mostly in England serving in the Royal Air Force during the Second World War. His childhood education shaped his later work as an author with school day pranks and mischievousness with friends becoming parts of later stories such as the infamous water jug scene in Matilda! 

Many of us will have escaped into magical worlds through Roald’s stories with adventures with tales of unexpected lands and unusual characters. A poll in the office at Warner Planning put Matilda firmly at the top of the list for the favourite book with The BFG and The Twits followed closely behind.  

www.bbc.co.uk/newsround/37347250

Roald went on to achieve tremendous success with his vast collection of stories selling over 300 million books. His creative storytelling captured the imagination of children and adults alike and also spurred a number of very successful films and theatre productions reaching an even wider audience.  

With technology and devices becoming such a key part of children’s learning it’s really good to remember the benefits that reading can bring from improving cognitive and language development and literacy. Reading is also a great way to expand learning and imagination for all ages. 

Jan Baldwin/The Roald Dahl Museum

Roald Dahl has created stories based on some of his own experiences as a child and a young adult sprinkled with his unique way of capturing the imagination of the reader. Many of his characters were brave, plucky children using their wits against grown-ups for the greater good. Some important life lessons mixed in with adventures is a perfect recipe for a good book! 

What would be your favourite Roald Dahl story? Maybe you like Matilda the best? Or prefers something scarier like The Witches? Or something delicious like Charlie and the Chocolate Factory? 

We wondered what sort of planning permission would be needed for some of the places that Roald created in his books?

Would James’ Giant Peach need a 28-day notification?! Would Willy Wonka need retrospective permission for the Great Glass Elevator? Would Mr Fox get a visit from enforcement for his underground tunnels? Would the BFG’s giant countryside home get permission in the green belt?

Roald Dahl has had such a profound on children and their learning through literacy his legacy definitely is worth celebrating.  

Maybe get lost in a book this week and see where you imagination takes you?  

Further reading

https://www.roalddahlmuseum.org/ 

What Are The Benefits Of Reading? | National Literacy Trust 

The benefits of reading | BookTrust 

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

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What does and doesn’t count as an Annexe?

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Industry Knowledge News Planning Advice

Back British Farming – A spotlight on Agricultural Planning Applications

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Back British Farming – A spotlight on Agricultural Planning Applications

  • Beth Higgs

Back British Farming Day is celebrated on the 10th of September every year and celebrates the vital role farmers play in supporting our countryside, communities and economy.

At a time when the difficulties facing British Farming are very much in the spotlight, here at Warner Planning we help farmers and landowners navigate a range of rural planning opportunities, such as new or replacement agricultural buildings, farm diversification, barn conversions, renewable energy and rural tourism.

Whilst we have many examples of how planning can support rural businesses, here’s a few recent examples of rural projects Warner Planning has been successful in securing permission for.

Diversification - Aldenham Estate

Aldenham Estate – Warner Planning

Warner Planning successfully obtained full planning permission for this former farmstead in rural Hertfordshire, to demolish some of the existing buildings on site and erect a new office hub as well as extending and altering an exiting building to convert it into an office space, café and function room.

We have since been appointed to submit the discharge of conditions applications for the site. 

Leisure - Home Farm Yoga Tent

Home Farm Yoga Tent, Elstree, Hertfordshire

Home Farm Yoga Tent – Warner Planning

Warner Planning originally obtained permission for the erection of a Yoga Tent for a temporary period of two years at a Glamping site situated within the Green Belt in rural Hertfordshire.

This was followed by a new successful submission for an additional period of 5 years. 

Barn Conversions - Hartlebury Manor Stables

Hartlebury Manor Stables – Warner Planning

Warner Planning successfully achieved permission for the conversion of the the existing disused barns situated within the Green Belt in Worcestershire into three residential dwellings with associated outbuildings, parking and landscaping.

Barn and Silo Conversion - Saunderton Lee

Barn and Silo – Saunderton Lee – Warner Planning

Warner Planning successfully submitted a planning application to Buckinghamshire Council for the conversion of a former agricultural barn and silo situated within the Green Belt and create 3 x 4-bed houses.

Replacement Barn - Marsh Hill Farm

Warner Planning successfully achieved permission for the construction of a replacement commercial barn with associated parking, EV charging points and cycle store on the site of a former barn which had previously been lost to a fire.

Marsh Hill Farm Buckinghamshire – Warner Planning

Barn Extension and Diversification - Buckinghamshire

Warner Planning successfully achieved permission for change of use and an extension to an existing agricultural building on a farm in Buckinghamshire to allow for B2 use class and diversification of the activities on the farm. 

Get in touch!

Every rural site is unique, and early planning advice can help identify opportunities and overcome potential planning challenges. Please do get in touch if you need our help!

Header photo: Back British Farming Day – NFUonline

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

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Can I apply for Retrospective Planning Permission?

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Can I apply for Retrospective Planning Permission?

  • Sophie Cairns

In some circumstances, it is possible to apply for retrospective planning permission for development that has already taken place without the necessary planning permission. However, retrospective planning applications should not be seen as an alternative to applying for planning permission before starting work.

As discussed in our earlier article on planning enforcement, carrying out development without the required permissions can lead to enforcement action. Planning rules and permitted development rights can be complex, and the system is continually evolving, so it is understandable that homeowners and property owners may sometimes be unsure about whether permission is required. A retrospective application can therefore provide an option where work has already been carried out because the planning requirements were misunderstood or overlooked.

What is a retrospective application?

A retrospective application is considered in broadly the same way as an application made before development takes place. The Council will assess the development against relevant planning policies and other material considerations, and there is no guarantee that retrospective permission will be granted. The fact that the development has already been completed does not mean that it will automatically be accepted.

The Victoria Pub in Watford

It is important to remember that applying retrospectively can carry additional risks. If the Council considers that the development is unacceptable and permission is refused, enforcement action may follow. In some circumstances, this could ultimately require alterations to, or the removal of the development.

For this reason, we would always recommend checking whether planning permission is required before starting any work. Where development has already taken place, obtaining early professional advice can help establish the available options, including whether a retrospective application is appropriate or whether another route may be available.

How can Warner Planning help?

If you are unsure whether planning permission was required for work that has already been carried out, we can review the circumstances and advise you on the most appropriate next steps.

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

Recent Posts

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Planning Myth “You Cannot Develop on the Green Belt”

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Planning Myth “You Cannot Develop on the Green Belt”

  • Billy Lloyd

A long standing planning myth is that once an area is designated as Green Belt, that it cannot then be developed and whilst there may be more restrictions on what can be done, there are still opportunities for certain sites in the Green Belt.

urbanistarchitecture.co.uk

Development within the Green Belt is inherently considered as an inappropriate form of development, however, the following exemptions provide a non-exhaustive list of some that apply and we come across on a regular basis at Warner Planning:

  • Development or buildings which would support a use for agriculture and forestry.
  • Extending, altering, reusing or replacing an existing building, subject to this not resulting in disproportionate additions over and above the size of the original building. A replacement building must be for the same use and not materially larger than the original building. 
  • Limited residential infilling in villages, which basically fills in gaps in the built form within settlements, but typically the plot would need to be well contained/encompassed by development to be deemed acceptable.
  • Provision of affordable housing for identified local community needs under policies set out in the development plan (including policies for rural exception sites).
  • The partial or complete redevelopment of previously developed land (including a material change of use to residential or mixed use including residential), whether redundant or in continuing use (excluding temporary buildings), which would not cause substantial harm to the openness of the Green Belt.
  • A newer form of exemption for consideration would be Grey Belt, where the development is meeting an unmet need, is sustainably located and does not fundamentally undermine the Green Belt purposes (a, b & d).

Additionally, major development which provides 50% affordable housing, can be provided significant weight in the balancing exercise.

Very Special Circumstances

In addition to the above, where development is deemed as inappropriate and would result in harm to the Green Belt, this can still be approved if ‘Very Special Circumstances’ can be justified and any perceived harm is outweighed by the benefits. We would add that the bar for what justifies as VSC is very high and typically this would involve a collection of aspects rather than just a singular point. Some examples would be catering to a known need (housing, play space, community facility) or providing over and above the 10% BNG requirement.

Looking at some recent examples of the projects we have been working on at Warner Planning, we have recently got permission for the change of use of an existing Listed Building in Three Rivers District Council, which this being permissible under the previously developed land exemption and enabled a vacant historic building to be brought back into use after years of neglect. We have also managed to gain permission in Essex for a four unit scheme on a piece of land which was within the residential curtilage of an adjoining property, and this was approved on the basis of Grey Belt, although an argument could be put together that this also constituted as limited infilling.

Croxley House - onthemarket.co.uk

As such Warner Planning has extensive experience in navigating the complexities of Green Belt sites and the additional challenges they face. So if you have any queries about the Green Belt or would like to discuss a site with us, we would be more than happy to chat this through with you and the potential your site has moving forward.

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

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Back to School? A lesson in S106 Agreements!

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Back to School? A lesson in S106 Agreements!

  • Katy Lycett

As the summer holidays are in full swing and any of you with children will be trying to juggle work, childcare and the endless requests for ‘can I have another snack please?’ you may not be thinking too much about the empty school buildings and teachers who are currently enjoying the peace and quiet!

Planning applications might not be the first thing you relate to schools, but they are strongly linked, particularly with residential development where families with children might be moving into a new area. As part of the planning process developers and applicants are often required to make financial contributions towards various services, infrastructure and facilities.

These contributions are calculated depending on the scale and type of development and need to be justified by the Council as being appropriate for the proposal. The amounts will vary and will be tailored to the project. The final sums will be secured by a signed Legal Agreement (usually referred to as a Section 106 Agreement or S106) and these contributions ensure that local improvements can be delivered to support the proposal. Examples of contributions can include money towards the following, but these would not apply to all applications:

  • Local healthcare provision for additional capacity.
  • Local ambulance service.
  • Library services.
  • Public art and museums.
  • Highway improvement works including footpaths.
  • Public transport upgrade and provision.
  • Learning and skills training.
  • Affordable housing (if not being delivered on-site).
  • Local play areas and leisure facilities.
  • School upgrade and extensions to increase capacity.
  • Public open space enhancements.
  • Biodiversity enhancements.
A new school in Milton Keynes

If you see improvement projects happening in your local area it is possible that these might have been funded by a developer as part of a planning consent. Councils are required to consider applications in the context of contributions, and these can help to overcome any elements of a scheme which might not quite deliver all that is required to make it acceptable. The benefits that these contributions deliver are significant and help to bring improvements to many different aspects of your community. Developers have to include S106 contributions in their financial planning as it can form a large part of their overall project budget.

The S106 process ensures that new development (including commercial projects) will deliver the necessary infrastructure improvements to ensure that the additional demands on services are provided.

Warner Planning supports clients by proactively monitoring obligations contained within S106 Agreements, including pre-commencement requirements, and seeking their timely discharge as development progresses.

So, while your child’s school is having a deep clean over the holidays ready for a new school term in September you might see new classrooms, new teachers joining and new facilities and these might have been funded by developer contributions.

Everyday is a school day!

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk

Recent Posts