More permitted development rights please!

As many will have seen, DLUHC is currently consulting on potential changes to Permitted Development Rights– snappily titled “Consultation on additional flexibilities to support housing delivery, the agricultural sector, businesses, high streets and open prisons”

At Exdell we find Permitted Development Rights genuinely useful – not just in the sense of flexibility for home extensions, although that is one valuable aspect. In addition to these we have made extensive use of PDR for some diverse projects in areas that many do not know are available. Some of our recent projects using PDR include:

• Conversion of Agricultural Buildings into a Flexible Commercial Use – any use within Class E, B2 and B8. This creates extremely broad opportunities for different uses on sites which might not seem to have any potential

• Conversion of Agricultural Buildings into residences – the classic Class Q – although we’re still finding this Right is treated with huge suspicion by most Local Authorities

• Conversion of Business into Residential – potentially 15 or more residences from a single existing building

• Installation of 5MW+ Solar PV installation on Wastewater facilities

• Construction of new School Buildings on School premises

We find that people often assume PDR is only beneficial to smaller projects and not of much interest within the development industry. On the contrary, we have often been able to use PDR to unlock what would otherwise be Major Development.

Although PDR are not without their problems, we find the clarity a huge benefit to our Clients. Most planning processes are laden with uncertainty, based on subjective decision making and occasionally obscure environmental requirements. By contrast, PDR can remove subjectivity, allowing much quicker investment decisions and greater certainty over outcomes. Therefore, in relation to the current consultation:

• We fully support continuation and expansion of PDR – we have proven these to be an excellent tool for supporting the delivery of housing, business expansion and agriculture

• We would strongly support any clarification of existing PDR to remove the ambiguity that currently surrounds certain Rights and which have become a barrier to use

Finally, we also support the potential for control of PDR through local Design Guidance. Permitted Development’s greatest strength – its huge flexibility – is probably also its greatest weakness, as it has certainly allowed some unsightly development in the past. This seems to be largely responsible for knee-jerk blanket removal of Rights by Local Authorities. A middle ground, whereby the principles established through PDR remain but Authorities have greater confidence that good quality development will be delivered, would be a perfect outcome. Too much to hope for? We hope not.