Posts Tagged ‘PPS21’

Replacement Dwelling in Northern Ireland CTY3

Replacement Dwellings and Planning issues

Replacement dwellings in Northern Ireland – As part of the general approach to sustainability running through PPS 21 the policy places a strong emphasis on the opportunities to re-use and develop the existing rural settlement pattern through a sensitive policy for replacement dwellings. Policy CTY3 sets out the criteria against which proposals will be assessed and it contains specific safeguards for the integration and retention of non listed vernacular buildings that are considered to be important to retain because of the contribution they make to the character and appearance of our local rural landscapes.

replacement dwelling to a house northern ireland — replacement dwelling for a 2 room house at slieve gullion newry, northern ireland

Basic Rules for Replacement Projects

The replacement dwelling should generally be placed as close as possible to the footprint of the original house, unless significant benefits are apparent in terms of visual and functional integration.
The replacement dwelling should be of a form and scale that integrates well with the characteristics of the site. Replacement dwellings should not be of an excessive size in comparison to the original building or be located a significant distance away from the original footprint unless there are clear and evident benefits.
The proposal takes full advantage of the retention of established and mature landscape and boundary features and retains the discreet character of existing access points.
Use is made of recycled building materials in the new proposal

Planning permission will be granted for a replacement dwelling where the building to be replaced exhibits the essential characteristics of a dwelling and as a minimum, all external structural walls are substantially intact. For the purposes of this policy, all references to ‘dwellings’ will include buildings previously used as dwellings.

Buildings designed and used for agricultural purposes, such as sheds or stores, and buildings of a temporary construction will not, however, be eligible for replacement under this policy.

Favourable consideration will, however, be given to the replacement of a redundant non-residential building with a single dwelling, where the redevelopment proposed would bring significant environmental benefits and provided the building is not listed or otherwise makes an important contribution to the heritage, appearance or character of the locality.

In cases where a dwelling has recently been destroyed, for example, through an accident or a fire, planning permission may be granted for a replacement dwelling. Evidence about the status and previous condition of the building and the cause and extent of the damage must be provided.

Non-listed Vernacular Dwellings

The retention and sympathetic refurbishment, with adaptation if necessary, of non-listed vernacular dwellings in the countryside will be encouraged in preference to their replacement. Proposals involving the replacement of such dwellings will be assessed as follows:

• if the dwelling makes an important contribution to the heritage, appearance or character of the locality planning permission will only be granted where it is demonstrated that it is not reasonably capable of being made structurally sound or otherwise improved.

• if the dwelling does not make an important contribution to the heritage, appearance or character of the locality, planning permission will be granted for a new dwelling. In such cases the retention of the existing structure will be accepted where it is sympathetically incorporated into the layout of the overall development scheme, for example as ancillary accommodation or a store, to form an integrated building group.

In cases where the original building is retained, it will not be eligible for replacement again. Equally, this policy will not apply to buildings where planning permission has previously been granted for a replacement dwelling and a condition has been imposed restricting the future use of the original building, or where the building is immune from enforcement action as a result of non-compliance with a condition to demolish.

Refer to Planning Departments design Guide to accompany PPS21

Should you have any queries about planning in Northern Ireland, please feel free to get in touch with our office.

What You Need to Know About Converting Your Barn

barn conversions in northern ireland

The Northern Irish countryside is dotted with beautiful buildings from our past no longer used but ripe with opportunity and potential. Each building, be it an old church, schoolhouse or barn, has its own charm and with barn conversions becoming more popular, attainable and manageable the possibilities are there.
If you are considering undertaking a barn conversion in the near future, take time and care to consider all aspects of the project.

Purpose

With that in mind, your first consideration should be the ultimate purpose of the barn conversion. The reuse and alteration of these unique old buildings can take many forms including development for economic, tourism, recreational and residential facilities. There is also scope, in accordance with PPS 21, to repurpose for community facilities but retail plans will almost always be denied.
The perfect project will pair the right property with the right purpose so if you’re converting for a new home, office or tourism business consider all aspects and the variations of each.

Surveys

slemish design studio architects surveying one of their barn conversion projects

After deciding on the right property and purpose, a comprehensive survey of the barn is absolutely essential to identify any potential issues before conversion work begins.
Surveys can be carried out by architects like ourselves, structural engineers or building surveyors and will help for planning to conserve the character of the building, highlight any structural issues and provide clear indications concerning project costs.

Services

For all their charm, barn conversions are serious projects, and generally more expensive than typical new builds, and one major reason for this is the likely lack of connection to normal services.
As most barns, in their original state, would have been used for non-residential or agricultural purposes they are unlikely to be connected to electrical and water mains as well as required sewage systems.
It’s essential that you plan and budget to connect the property to the required services as soon as possible.

Design

When it comes to barn conversions the design, layout and feel of the property is the most exciting part of the project. This is where you get to breathe life back into somewhere that’s been left derelict, unused and forgotten about.
However, even though it can be an exciting time, barn conversion design can be difficult and testing and it’s absolutely crucial you work with professionals experienced in this unique style of building. Almost all planning permission will be subject to retaining and maintaining the look, character and feel of the original structure.
This can prove problematic as old barns and unused buildings can come with limited natural light available, necessary but impractical wood or iron beams and limited access to creating new levels/floors.
With all of that in mind you might be rethinking your dream project but don’t be dismayed. With hard work, careful planning and the right guidance the end result can be truly unique, worthwhile and rich in character and integrity.

Costings

Finally, and underpinning everything we’ve already discussed, is the cost of your proposed project.
Unfortunately, there is no rule of thumb when dealing with such wildly unique projects and only after sourcing the right property, getting a proper survey and obtaining the correct planning permission will you begin to understand the costs involved in your barn conversion project. Also, the scale of the work needed and the involved of other parties will also largely depend on your own experience and knowledge.

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We hope that this has given you some guidance if or when you consider a barn conversion.
They can be some of the best and most interesting projects to be involved in and luckily, we’re experienced in numerous projects on a variety of sites.

If you have questions on a project you’d like us to come see or need guidance contact us below or via our facebook page & we’ll do what we can to help out on your project.

Durkan announces improvements to speed up planning process

Environment Minister Mark H Durkan today announced improvements to speed up the planning process in Northern Ireland

In October last year, the Minister decided not to move the Planning Bill to further consideration stage but emphasised his commitment to driving forward reform to speed up the planning system.

In a keynote speech at the Planning Forum today Mark H Durkan announced:

· Shorter and simplified policy. At present there are twenty separate planning policy publications. This will be reduced to one single Strategic Planning Policy Statement. Consultation on this should issue later this month.

· Intense, pre-application discussions, and widespread involvement of community in discussions, thus ensuring planning decisions can be taken much quicker.

· Promptly refusing planning applications that are substandard. This will unclog much time spent on trying to upgrade substandard applications.

· Action to ensure faster responses from consultees. This includes “Backlog Blitzes” to clear outstanding consultations in NIEA. Also new arrangements for future consultations in NIEA, such as a ‘planning control team’, a single point of contact for consultations and new protocols for processing consultations.

· Much greater access to planning case officers.

Mark H Durkan said: “My aim is to create a planning system that is fast, fair and fit for purpose. A system which is less complex, more effective, more efficient and more customer focused.

“ A system that delivers for business, with timely decisions that bring investment and jobs but not at the expense of our environment, planet or people.

“A system which realises that the environment and the economy should not, and cannot be, at loggerheads. A system that fully recognises that a vibrant, sustainable environment can be a driver of prosperity and job creation”.

“As I listen to councils, businesses, communities, environment groups, one of the issues I hear most is the need for greater certainty. Certainty in terms of the timescales for processing applications to decision, be it a yes or no; certainty of the policy context so stakeholders will know what is likely to be acceptable or unacceptable; certainty that the views of local communities will be sought and considered in a meaningful way and certainty that the planning system that we transfer to councils in 2015 will be fair and fit for purpose. I believe these measures individually and collectively will deliver this certainty for the benefit of all users of the planning system.

“These measures provide a real opportunity to speed up decision making and enhance community involvement. And it paves the way for the seamless transfer of powers to councils in 2015. My vision is for a better environment and a stronger economy. These actions will help do that. ”

Minister Durkan also encouraged all stakeholders to play their part in delivering the new system. In particular he encouraged applicants to submit good applications informed by pre application discussions and pre application community consultation.

The Minister said: “I encourage applicants and developers to work with planners in ensuring quality, soundly based applications are submitted. In return, they can expect quicker decisions. Better performance based on better, comprehensive and complete applications is the way forward. “

Information taken from Planning NI website

Should you require any further information, Please do not hesitate to contact our office

New project Bally Road, Ballymena, County Antrim

We are delighted to be appointed as architects to design a new dwelling on a site outside Ballymena County Antrim

New project Bally Road, Ballymena, County Antrim

Planning approval on Deerfin Road, Ballymena

Ballymena architects receive planning approval at another site in Ballymena

We just received planning approval for a site on the Deerfin Road, Ballymena, County Antrim
After what was initially thought by planning to be a refusal, we manage to get the correct information to prove that they were indeed wrong & that our application should be approved.
This then took 6 months for the approval to come thought!!!!
Usually we’ve approvals in less time, but with some more sensitive application, extra time should be allowed.

Once approval came in we went straight in to Building Control with their application.
I’m now pleased to say our client has at long last got started on site 🙂

We’ll keep up-to-date with this project (like all our projects) to keep you all informed.
for all other project check out our social media page

Planning approval Deerfin Road, Ballymena

Glarryford house nears completion

New build “dwelling on a farm” nearing completion

This project is for a new house on a great site in Glarryford, Ballymena.
Glarryford house

The site for this house is located in Glarryford, Ballymena, gaining planning approval as “a dwelling on a farm” under PPS21
Our client wanted a modern/contemporary feel to the traditional farm house seen throughout Northern Ireland.
The challenge was to deal with the conflicting objectives of getting planning permission while designing a home that made the most of the site and views. The form of the house is a response to the local environment, its orientation, the adjacent family farm , and its prominence in this local area.

Glarryford house

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