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Anyone used a Planning Service after bring refused Planning?

17 replies

SoledOut · 30/01/2021 17:41

My extension plans have been refused on a couple of points, but I hope to over-turn them on appeal, or find a compromise.
My architect doesn't know what to do?!?

I have been getting letters from companies who will assist you through the planning process, and they have been helpful so far (I haven't paid anyone anything yet) but I'm scared of being taken for a ride, and ending up older and poorer!

Anyone got any advice?

OP posts:
Wonderwalk · 30/01/2021 17:47

What do you need help with, the appeal or putting a revised application in. I find it strange your architect has no knowledge of the planning appeals process!

I really would be wary of anyone contacting you to help, if you need help I would look for someone independently. I would just be concerned these companies would help you through the process even if they know it’s unlikely to be acceptable. A reputable planning agent should give you a good idea on its acceptability.

SoledOut · 30/01/2021 20:28

Thanks wonder I need both.

OP posts:
BruceAndNosh · 30/01/2021 20:32

Try to use someone local who knows local planning policies inside out.

roxybear · 30/01/2021 23:20

What are your proposals and what are the reasons for rejection. There are many ways to get around planning if you have a good architect who know the ways! We did similar with our wrap around extension

Icepinkeskimo · 31/01/2021 00:06

Sorry to state the obvious, but an architect should always know what to do when your initial planning application has been refused.

I can give you a brief outline to help you.

Firstly look at the reasons for the refusal, it could be something very simple which may only require the drawings to be amended slightly.

For larger objections and here's a few that I mean 'large'
Extension ratio to large to existing structure
Extension not in keeping with the surrounding residences
And let's not forget that old chestnut, the neighbours have lodged objections.

If it is any of the larger ones, don't get disheartened. A good architect will address the objections and re-draw accordingly.
Then submit the revised drawings for COMMENT, to your friendly local planning department. I suppose I look upon this as a dummy run, they may say Ice there's no problem now so submit. Or they may say Ice your client cannot have a 16m high extension in the form of an igloo in their back garden, and you should know better.

If your architect does not have a good relationship with the planning department or more importantly does not have local knowledge of the area ( to know the quirks that all councils have in their planning criteria), then terminate the contract.
You really need a local architect who understands the area and what is permissible in the locality.

One other thing DO NOT engage one of these charlatan 'planning' companies who in the world of architecture are nothing better than ambulance chasers. They pray on the unsuspecting poor souls that are hoodwinked into believing these companies have special powers and will make everything alright if you cross their palms with 30 pieces of gold.
They do nothing of the sort, every week they scour the planning applications denied listings and target their victims.

Good luck OP, I hope I have managed to help you.

SoledOut · 31/01/2021 00:07

Yeah my architect isn't as experienced as I had assumed.
Should I just google local planning advisors?

OP posts:
SoledOut · 31/01/2021 00:10

Thanks @Icepinkeskimo - so all those companies are a waste of time?
I've paid out so much to my architect, and now I feel such a mug...they seem really out of their depth. Should I just cut my losses and start again with a whole new architect firm?
I cringe to think of how much time and money I've already wasted.

OP posts:
SEE123 · 31/01/2021 00:17

Hi OP, check your council's planning website, they often have a number for pre planning advice. You can also look at similar applications on/near your road that have been submitted and subsequently gone to appeals. They usually have the details of the architect and representative that worked on it in the supporting documents.

SEE123 · 31/01/2021 00:19

Forgot to add - are the points of contention based on things the architect should have reasonably known wouldn't be permissible? I.e if basic knowledge of planning says you can't have a 6ft wall and that's what they have designed for you, they didn't uphold their end of the bargain.

Perhaps you could negotiate them amending the designs for free based on how tricky it's going to be to satisfy the planning team.

theyosherman · 31/01/2021 00:26

It may not be as bad as you think if you start with a new architect. What are the issues? Can you share? It really depends.
A new experienced architect will pick up from where you are at and tweak the design to pass you through planning. But if your current architect was that bad to lead you to planning with an unrealistic design at the first place you may need to start from scratch.
If they were incompetent you can ask for your money back.
Are they licensed? In this country this mean registered with the ARB. If so, they need to practice reasonable skill and care in providing you services. If they didn't, you can complain about them and potentially ask for a refund.
It would be helpful to know the reasons for rejection to give you a more accurate answer.
Completely stay away from any trade/company that contact YOU. You need to do your own due diligence on service providers and vet them.
Unless you are building a serious extension and very unusual you don't need a special planning consultant. A good architect will do.

Icepinkeskimo · 31/01/2021 00:30

@SoledOut

Thanks *@Icepinkeskimo* - so all those companies are a waste of time? I've paid out so much to my architect, and now I feel such a mug...they seem really out of their depth. Should I just cut my losses and start again with a whole new architect firm? I cringe to think of how much time and money I've already wasted.
What really concerns me is your architect doesn't know what to do now! I mean wtf! (Sorry for the shortened bad language) it's fundamentally not acceptable to tell a client (you) to even say that. They absolutely should know. Please tell me you haven't handed over the full fee. You may need a new architect, so your research and find out who has submitted similar applications in your area and the practice that submitted. Do your research it will save you thousands in the long run. I am intrigued to find out why the application was refused. It could be something really small.
theyosherman · 31/01/2021 00:31

Forgot to ask, are you in a conservation area?
Do you live in a listed building? Or AONB (area of outstanding natural beauty)
Do you have a party wall agree in place, if applicable?
All of the above (exception party wall) you need an architect who know how to handle this.

theyosherman · 31/01/2021 00:36

Oh, and as @Icepinkeskimo said.. if you go to your local authority website, Planning section, you can see and download details and drawings of all the applications in your area, and if refused or granted.

The drawings will usually have the name of the architect on them (unless it's like a Micky mouse one). Check them out on their website and if you like what they do give them a call. Good luck!

Loofah01 · 31/01/2021 10:31

Please just tell us the reasons for refusal!

Seeline · 31/01/2021 10:35

If you go for a planning consultant, you need a chartered planner -the should have RTPI after their name. They are qualified in planning matters (architects aren't, although most pick up things as they go along).

BountyFul · 31/01/2021 11:21

Firstly speak to the planning officer at your council who refused the application and read the decision notice. The council will be able to give you guidance on how to make it acceptable, or will tell you if it’s not possible for your property (eg green belt limitations). The council will have a solid reason for refusal because they won’t want to go to appeal and too many overturns at appeal get them into trouble. I’m sure a planning consultant will want to go to appeal because it’s minimum work for lots of money.

BountyFul · 31/01/2021 11:24

Also it’s sometimes free to submit an application after a refusal. So you may not need to pay any more planning fees after a slight alteration to the plans.

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