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Executive Summary
This Report presents findings from the Stage 1 Review of the General Permitted Development Order as it affects householder development. It includes an analysis of relevant statistical data and other research, responses to a survey of planning authorities and other stakeholders, a sample survey of 50 recent householder development decisions, and recommendations for amending the GPDO in relation to householder development.
Householder developments comprise almost half of all planning and related permissions, one third of all appeals, and more than half of all enforcement cases. Most householder developments are for alterations and extensions. The annual rate of approval of householder consents has remained constant at around 97%. A very small proportion of householder developments raise irresolvable issues.
A survey of planning officers, community councillors, professional bodies and others on a range of reform options showed strongest support for a relaxation of existing limitations on householder permitted development, but very little support for more radical solutions based on delegation to other bodies or rationalisation with Building Regulations.
Noting the operation of exempted development in Ireland and the recommendations for a new householder development consent framework in England, the challenge is to specify, in clear language (and as far as possible) technical criteria that extend householder permitted development universally, whilst safeguarding residential amenity, reducing the need for planning permission, associated appeals and enforcement.
Recommendation for reform include:
- A change from expressing permitted development limits as a proportion of the original dwelling to a proportion of the dwelling curtilage.
- Inclusion of flats within the definition of a "dwellinghouse".
- A combination and rationalization of Classes 1-3, proposing extended, clear, objective and measurable limits for permitted development.
- Expression of revised permitted development limits in straightforward language, and the removal of discretionary judgement and associated uncertainties .
Taken as a package, these recommendations will provide: a clearer, simpler unambiguous expression of permitted development rights; a significant reduction in the annual number of planning applications; an associated reduction in planning appeals; a significant reduction in development enquiries to planning authorities; and a significant reduction in enforcement activity by planning authorities.
From testing these recommendations against the sample of 50 householder development decisions, we estimate they should reduce by 38% the annual number of householder applications submitted to planning authorities each year.
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