PD rights and new national space standards for developers

Changes to Permitted Development Rights (PD) & New National Space Standards 2021 – 8 Considerations for SME Developers.

PD rights and new national space standards for developers: The government has laid before Parliament a statutory instrument to impose National Space Standards for new housing delivered through Permitted Development (PD). In September 2020 changes were announced around permitted development. PD rights have been widened to move beyond just change of use for things like office to residential to also include demolition and rebuild and upwards extensions of commercial buildings.  I caught up with Nick Kirby from Pegasus Group Planning Consultants to delve a little deeper into the changes and the considerations for SME developers.

PD rights and new national space standards for developers are to come into force from April 6th 2021, where all new homes in England, delivered through permitted development (PD) rights, will have to meet National Space Standards. The legislation is exciting in terms of the opportunities it creates for developers. All schemes delivered through conversion of buildings will have to comply with National Space Standards as a minimum. The measures will mean that all new homes in England delivered through these rights will in the future have to meet the nationally described Space Standard. The Space Standard begins at 37m² of floorspace for a new one bed flat with a shower room (39m² with a bathroom), ensuring proper living space for a single occupier.

https://www.gov.uk/government/news/permitted-development-homes-to-meet-space-standards

  1. Ability to deliver better-planned housing with new living working and learning spaces.

 A new series of challenges and opportunities have arisen for developers, to deliver housing that accommodates new living, working, and learning spaces, in light of the Covid-19 pandemic. With my architect’s hat on, this is welcome news because we like to provide good quality, residential accommodation for people. And I believe that from the developers’ side, the negative image of developers trying to develop changes of use into small, cramped living spaces, which has been in the press a lot over the last few years, will be no more. So, what advantages are available to developers when these regulations come into effect and what are the benefits of going down the permitted development route over and above a planning route?

  1. Advantages over traditional full Planning Routes.

Change of use applications that comply with National Space Standards can avoid the normal full planning route and there will be many instances in which permitted developments provide an excellent planning opportunity to gain residential development. The change of use from office to residential for example; even if you are compliant with National Space Standards, this has significant benefits over the normal full planning application route.

  1. No requirement to provide affordable housing.

A developer would not be required to provide affordable housing, which can be significant in terms of developers balance sheets.

  1. Planning hurdles relaxed - Policies preventing ‘loss of employment’ floorspace will be no more.

Developers won’t be subject to the council's policies on loss of employment floorspace.  Previously, if a developer was looking to lose, or convert, or demolish an office or industrial building, in a core employment area or town centre location, many Local Authorities would have a policy which prevented them from losing that employment floorspace unless they could prove that it wasn't viable. Typically, that's done through a 12-month marketing campaign, which can highlight potential interest from the market. That hurdle won't be present in the permitted routes, so one of the key benefits over the traditional full planning application route.

  1. Opportunity to convert and revitalise town centres – Post Covid.

There is still a win to be had here for developers. The stock of potential for conversion is diminished; since it first came in a while ago, the PD for converting offices has been both desirable and lucrative for many developers. We will be levelling up on the quality of housing that is coming out, but with some financial benefits to developers if they can still find a route down the permitted development road. More sites will be available with a higher yield because of location, better accessibility to transport networks and impact on local highways.

National Space Standards are quite a blunt tool. They are used in the planning process already, but only where local councils can prove that they should be used, they have a need for them to be used, and where their use will not impact on the viability of developments for developers. They use them on a blanket basis for national permitted development rights and the granular level of viability on each scheme is not taken into account. Developers will need to be careful that sites that they were taking on or appraising previously, still stack up. There is a transition period before April, where the use of the National Space Standards are not in place.

  1. The GDV, and or rental income will be higher than previously because the space standards are greater.

 After the sixth of April, developers will certainly need to be take into account the use of the space standards on their appropriate appraising schemes. The advantage is that developers will be selling flats and houses that meet the new standards, therefore are worth more. The GDV, and or rental income will be higher than previously because the spaces are greater. The downside to this, is if a developer has a certain volume of existing buildings, whereas before you might have fitted say, 20 rabbit hutches in there, you can fit 10 decent sized flats in there now, so it's a balance to strike.

  1. The provision of adequate natural daylight to rooms within PD schemes

Another consideration for developers when planning out new layouts is because the government changed the permitted development rights as of September 2020; they are now in place to allow for the consideration of daylighting.  Although there is a transition period towards the use of National Space Standards in April, Pegasus Group are already considering daylighting and the provision of adequate natural daylight to rooms, within permitted development schemes, and managing daylight/sunlight reports, to show that the received daylighting is acceptable.

  1. Replanning the plan - timings

If a scheme application hasn’t yet been submitted, there is some time to replan it. If it's been submitted, then it will be judged on the previous rules. If an application has not been submitted, then the design will need to be changed to meet the new rules. Obviously, making offers and acquiring land can take some time, but in terms of business plans, there is still a good amount of time for developers to adapt their business plans to understand how they should be bidding on potential sites.

Developers: Don’t wait until 6th April – Talk to us now.

If you are a developer and you think you might need to change a design on an existing application to meet the new rules, discuss a feasibility study or any plans or schemes that may be impacted by Permitted Development and the new National Space Standards, get in touch. Enter your details below, or email me here and I’ll organise a virtual coffee and an informal chat on a Zoom call.  - Duncan Gunn.

 


GUNN Shortlisted for Post-Covid Space Planning work at the Tomorrow’s FM Awards 2021

GUNN Shortlisted! has been selected as a finalist in the Tomorrow's FM Awards 2021 – @TomorrowsFM  #TFMawards2021 for our #StickyCampus #PostCovid #SpacePlanning Read all about our Post-Covid Space Planning work and the Sticky Campus with RUL here: https://buff.ly/3npcJf2

Please vote for us here! 😍😍   https://bit.ly/3mRj8iW   (Select Sticky Campus by GUNN Associates.)

It is undeniable that a new series of challenges have arisen for Architects designing living working and learning spaces in the post-COVID world. GUNN is trailblazing methodologies and implementing Post-Covid space strategies with a number of prestigious commercial developers and educational estates projects such as Regent's University Campus in London. We embrace technology to streamline our service to make it architecturally efficient. By listening to, and understanding clients we form trusting relationships, allowing us to give professional architectural advice and beyond that is personal to each client. By stepping up and pioneering new ways of working like our ‘Re-planning the plan’ methodology, we can be agile in our thinking and planning. These new best practices apply to blueprints, floorplans, and masterplans and ensure that flexible spaces of the future prioritise the public’s wellbeing above everything.

At GUNN we pride ourselves on meeting our clients’ technical brief whilst exceeding their aspirations. To reach these ends we have a very simple process: we experience and analyse the site and its context; we listen to our clients: we always keep an open stream of Clients & Architects dialogue: we understand the impact of our schemes; we act professionally and give good, considered advice. We are firm believers that we are always learning and that we should always listen and empathise with the stakeholders in our projects; this is how we develop and add value to clients’ developments.

GUNN Shortlisted! We are delighted to be shortlisted for this award and thank you for voting for us!


Hanelore Dumitrache

Hanelore Dumitrache becomes a Registered Architect

Hanelore Dumitrache our senior project designer, completed her RIBA Part 3 diploma with Distinction in October. She is now a fully qualified Architect after 10 years of hard work and study. Her registration in the European Union is ongoing, and she’s looking towards a full qualification as a European Architect in the upcoming weeks.

Duncan Gunn said:

“I am delighted that Han has become a registered architect. I know how much work and passion she has put into this achievement and, although I knew she would sail though, this is very well deserved. – Congratulations Han – we are all super proud of you!”

Company Profile:

GUNN is a London-based practice of Architects, Designers and Masterplanners. With over 25 years’ experience and a wealth of practice experience, GUNN was voted Best Architect in the 2020 TrustedLand Awards. They provide professional services and good advice to clients across sectors from education and commercial to residential development and domestic high-end developments for clients in London, the southeast and the home counties.

About this service:

It is undeniable that a new series of challenges have arisen for Architects designing living working and learning spaces in the post-COVID world. GUNN is trailblazing methodologies and implementing Post-Covid space strategies with a number of prestigious commercial developers and educational estates projects such as Regent’s University Campus in London. We embrace technology to streamline our service to make it architecturally efficient. By listening to, and understanding clients we form trusting relationships, allowing us to give professional architectural advice and beyond that is personal to each client. By stepping up and pioneering new ways of working like our ‘Re-planning the plan’ methodology, we can be agile in our thinking and planning. These new best practices apply to blueprints, floorplans and masterplans and ensure that flexible spaces of the future prioritise the public’s wellbeing above everything.

At GUNN we pride ourselves on meeting our clients’ technical brief whilst exceeding their aspirations.

To reach these ends we have a very simple process: we experience and analyse the site and its context; we listen to our clients: we always keep an open stream of Clients & Architects dialogue: we understand the impact of our schemes; we act professionally and give good, considered advice. We are firm believers that we are always learning and that we should always listen and empathise with the stakeholders in our projects; this is how we develop and add value to clients’ developments.

Our Team comprises passionate, intelligent, and professional individuals, all with the same ethos of exceeding expectations through creative and professional thinking and supporting clients at all stages of their projects. Everyone embraces learning, thought leadership, and creative problem-solving as the mainstay of our Architectural methodology. We subscribe to a vision of contemporary, contextual Architecture and design with the intent that our schemes will be experienced by people for years to come, and we take that responsibility seriously.

info@gunn-associates.com

Tel: +44 (0) 20 7377 5458

https://gunn-associates.com/


Online tool launched for homeowners, self-builders and small developers.

Build Build Build is an all-new e-learning solution for people looking to extend or convert their homes or who are starting on a self-build, small developer journey.  Today is launch day! Gunn Associates is proud to be part of this innovative product.

What is Build Build Build?

It is an online, educational concept developed specifically for homeowners and small developers who want to undertake their own building project; an extension to their home, a garden office, develop a part of their land or a plot they want to buy. Delivered via a series of online modules, each lesson will help people navigate their way through the entire build process.  From the planning and design stage, through to building and sign-off.

Learning Modules

The twelve easy to understand modules are delivered online via video tutorials and can be purchased as a complete course, module packs or individual modules.  Students can also sign up via an annual subscription method. There is professional advice on each subject in easy-to-understand, manageable portions. Each module is written by established industry professionals, who are true experts in their fields.

Founder, Duncan Gunn, Gunn Associates said:

 “The concept has been developed to help anyone who wants to learn about housing development; whether it be for their own house, in their garden, or on another piece of land. It allows you to ‘own’ your project, improve your lifestyle and create a legacy. The modules will cover the ever-shifting policies and laws around construction and save you hundreds of Google searches!

Perfect for the novice developer to help them make the right decisions about their build project. The modules signpost you to speak with the right people at the right time, and help you get the best out of your team. Whether you are talking to a builder or an architect, it will help you understand how the whole build process works.”

We have partnered with a number of industry professionals who have contributed to the modules. In addition to the online course modules and packs, purchasers and subscribers will be given access to a closed Facebook community group, bonus ‘masterclasses’ and various supporting course content documents.

 

Build Build Build


More Close Planning Permission

Residential apartment scheme by GUNN delights Croydon Planning Committee

Residential apartment scheme: GUNN Associates have received planning permission and praise from the committee for their design for a development of nine flats, car-parking, storage, and landscaped gardens in Purley, South London.

The demolition of 1960’s detached house on a quiet cul-de-sac in the heavily sloping, and leafy tree-lined area of Purley, South London was commissioned by Broadwing Homes to produce a design for the development of a residential apartment scheme consisting of nine flats and ancillary uses, such as car-parking, cycle and refuse storage, and landscaped gardens.

The design centred around the multiple contexts of the existing character of the area and streetscape, the adjacent planning permissions, and the wooded back of the property that had distant, southerly views towards the Surrey Hills. The massing of the design used the rhythm of the existing streetscape and utilised the slope of the site to maximum effect, which resulted in three storeys at the front and four storeys at the rear, creating nine outstanding apartments. The shape of the building also responds to its surroundings, with the rear elevation folding itself around the principal, large, mature tree. Balconies look down to the lower garden, which will be landscaped around the children’s playground and varied seating areas.

Duncan Gunn, Founder at GUNN said:

“Our design proposal considered the site’s overall context regarding the local area and the neighbouring buildings, including the full street-scene. We also had to take account of the setting and outlook of the site, the massing and heights of the other buildings on More Close. We knew that two planning permissions had been awarded? for neighbouring properties on the road, for similar developments of nine flats each.”

On a challenging site, the design complied with, or exceeded, Croydon’s planning policies, with accessible design being met with regard to the flats, parking, and access to the gardens; parking standards were met by providing car-stackers and a car-club facility; and the landscape and ecology will be preserved by the use of a green-grid parking system and the planning of the building. The materials were chosen to respond to the context, with the harder brick, glass, and metals facing the street, and the softer, organically-shaped timber battens facing the gardens.

The scheme was very well-received at Planning Committee with ex-chair, Councillor Paul Scott saying that the design was “beautiful” and “exceptional”, and Councillor Ben-Hassel saying that she would be “delighted if a development like this was at the end of her road”. Planning permission was received on 9th July 2020 in the middle of the pandemic.

Team:

Client:                                Broadwing Homes

Architect:                          GUNN Associates – Hanelore Dumitrache, Duncan Gunn

Transport:                         RGP

Arboriculturist:                ACD Environmental

Sunlight/Daylight:           Waldrams

 

More Close Planning Permission

Home-working here to stay, new IoD figures suggest

Home-working here to stay, new IoD figures suggest

New figures from the Institute of Directors reveals that Covid-19 looks set to have a lasting impact on office use, as up to 74% of directors plan to keep increased home-working after the pandemic.

In a survey of close to a thousand company directors conducted last month, nearly three quarters (74%) said they would be keeping increased home-working after coronavirus. Furthermore, more than half of those polled said their organisation intended to reduce their long-term use of workplaces. More than one in five reported their usage would be significantly lower.

Among those who had been using their workplace less before the change in Government recommendation last month, more than four in ten said that working from home was proving more effective than their previous set-up. Business leaders surveyed had been making a number of other adjustments during the pandemic that they intended to keep in place. 43% had embraced greater use of flexible working such as compressed hours, while over a fifth had moved a service they provided online. The IoD warned that the prospect of increased home-working over the long-term could raise legal questions around employers' responsibilities for staff outside the office. The Institute also argued that the Government should take a number of steps to help SMEs and the economy adapt to increased home-working:

  • Improve SME tax incentives, enabling more small firms to harness new digital technologies and bolster the productivity of home-working. This could be achieved by expanding the scope of R&D tax reliefs, as proposed in the 2019 Conservative Manifesto.
  • Improve access to leadership and management training, to reduce concerns around the potential impact of remote working on productivity and employee wellbeing. Boosting management skills could be one target of the National Skills Fund.
  • Lower employment costs, particularly Employers’ NICs to encourage job creation among businesses and help more firms retain staff. This could be done by increasing the Employment Allowance or raising the threshold for paying National Insurance Contributions.

Roger Barker, Director of Policy at the IoD, commented:

Remote working has been one of the most tangible impacts of coronavirus on the economy. For many, it could be here to stay. Working from doesn’t work for everyone, and directors must be alive to the downsides. Managing teams remotely can prove far from straightforward, and directors must make sure they are going out of their way to support employees’ mental wellbeing. Any remote-working set-up is only as good as the technology that enables it. Alongside continued investment in digital infrastructure, the Government should give small firms the headroom to invest in the latest equipment and software. The restrictions have spurred significant innovation, but low revenues and high costs could put a lid on this. The benefits of the office haven’t gone away. For many companies, bringing teams together in person proves more productive and enjoyable. Shared workspace often provides employees the opportunity for informal development and networking that is so crucial, particularly early on in a career. Looking ahead, it seems more and more companies will take a blended approach to where they work. Any transition can cause challenges, and the Government should look to ease this. In the long run, greater flexibility could benefit both business and worker alike. However, it's crucial that the legal and economic implications of this change are grappled with from the start.

Duncan Gunn, Founder of GUNN Architects and Build Build Build commented:

"Roger Barker’s comments are completely in-line with our own advice to our developer, commercial, and educational clients; and with the way our own office is functioning. Agile and appropriate management systems are vital to have in place; a plan that can be re-planned. Despite the widely-held perception that the 2020 crisis is not being managed consistently at a national level, it is vital that businesses do what they do best; plan, re-plan, action, and react.

Roger’s words are also prescient in the residential developer sector, and in education, where new variations work/live/learn balance have quickly become mainstream. Never has there been a time where agility within your plan, the ability to swiftly adjust that plan, has been more important."


Permitted Development Bulldozing Buildings

Permitted development provides ‘big opportunity’ to bulldoze buildings

UK Housing Secretary says permitted development provides ‘big opportunity’ to bulldoze buildings

According to an article in AJ Architect’s Journal last week, UK Housing Secretary Robert Jenrick has said the expansion of permitted development rights provides a ‘big opportunity’ to demolish buildings from the 1960s and 1970s.

The recent expansion of PD rights means that developers can tear down buildings and rebuild housing on the same site without planning permission.  Housing secretary Robert Jenrick has said the expansion of permitted development rights provides a ‘big opportunity’ to demolish buildings from the 1960s and 1970s; however, previously, he supported the re-use of and improvement of older buildings. This about face, or dis-jointed policy thinking, goes against the Government’s commitment to produce zero carbon emissions by 2050, as the energy involved in the demolition and re-build of buildings is substantial compared to re-use and improvement. At the very least the recycling of same-site building materials should be given significant weight in permitted development and planning decisions.

The surprising comment comes after much criticism of the new Permitted Development rules involving easier changes of use and upwards extensions to detached houses and blocks of flats. Although there is a more obvious economic benefit to these changes, the route to gain permission appears to be as likely to be held up as full planning applications.

 

What do you think about this issue? Please follow Gunn Associates on Linkedin and share your thoughts.

https://gunn-associates.com/


GUNN wins at Trusted Land Awards

GUNN Associates win best Architect in 2020 TrustedLand Awards

GUNN Associates win Trustedland award

Gunn Associates were announced as the winner of the Architect award at the 2020 TrustedLand Awards online in a virtual environment ceremony on the 12th August.

GUNN Associates Founder, Duncan Gunn said:

“Wow… I’m thrilled to have won this, especially amongst such amazing finalists. This means so much as it’s a true recognition of the hard work and dedication of the entire team at GUNN Associates. Since the coronavirus crisis took hold, we have had to be extremely agile in our business. Not only have we been changing the way we output our architectural work, advising our clients, but we have been busy developing a new e-learning platform, Build Build Build, which is launching in Autumn so the future is looking really exciting.”

GUNN Associates win Trustedland award #TLAwards2020 #ChampionaRealOne #GUNNArchitect #workplacedesign #officedesign #design #workspace #flexibleworking

GUNN is a practice of passionate, intelligent, and professional individuals, all with the same ethos of exceeding clients’ expectations through creative and professional thinking. We subscribe to a vision of contemporary, contextual architecture, that exceeds our clients’ aspirations. We design with the intent that our schemes will be experienced by people for years to come, and we take that responsibility seriously. We embrace technology to streamline our methods and make our service efficient for our clients. In listening to, and understanding our clients we form trusting relationships allowing us to give professional advice that is personal to each client. To reach these ends we have a very simple process: we experience and analyse the site and its context; we listen to our clients; we understand the impact of our schemes; we act professionally and give good, considered advice. We are firm believers that we are always learning and that we should always listen and empathise with the stakeholders in our projects; this is how we develop and add value to our clients’ developments.


Architects Basement Rear Extensions London

Barrowgate Road

BARROWGATE ROAD

CLIENT PRIVATE
LOCATION CHISWICK
PROJECT VALUE £370,000
DURATION 9 MONTHS
STATUS COMPLETED 2018

CONTRACTOR SPACE BASEMENTS / DESIGN YOUR BASEMENT
GLAZING FINELINE ALUMINIUM

Architects Design London Barrowgate Road. Having already designed the roof extension to this large, Edwardian home, we were asked by our private client to rethink the basement and rear of the house. The existing, small basement was substantially excavated and extended to form a spacious and light games room, gym, and wine store. A new lightweight, steel and glass stair was installed to connect the kitchen and dining area to the games room. We remodelled the glass extension with new Fineline Aluminium units and bronze cladding, and formed a new terrace overlooking the garden.

PRIVATE RESIDENTIAL PROJECTS

We work with our private clients to remodel and extend their homes; upwards, outwards, and down. We have extensive knowledge of householder and permitted development planning rules and advise our clients on how best to unlock the potential of their homes. We work with a range of expert consultants and suppliers to give the best, creative and professional advice to our clients. The project sizes vary from £500,000 to £2 million. Architects Design London Barrowgate Road.

WANT TO KNOW MORE?

Get in touch and hear what we can do for you

+44 (0)20 7377 5458
info@gunn-associates.com


More Close

MORE CLOSE

CLIENT BROADWING HOMES
STATUS ONGOING
LOCATION PURLEY, CROYDON
PROJECT VALUE £1.2M

Located in a quiet residential area in Croydon, South London, the scheme seeks to provide a 9-unit mix of 1-bed, 2-bed and 3-bed flats.

The design approach aims to provide a consistent look with the recently approved planning schemes on the same road; whilst enhancing the front elevation and uplifting the design to a higher standard. The frontage features hints of elements present on the rear elevation, thus inviting a coherent, yet intriguing overall aesthetic.

The rear elevation seeks to accentuate the relation to the extensive greenery in the lower rear garden, whilst being respectful towards the mature Beech tree present on site. The tree acts as a catalyst for the design, with circular, organic balconies embracing the natural shapes of the branches.

The treatment of the building mass seeks to provide dynamism, while reducing scale, and complement the natural elements present on site.

More Close Planning Permission

DEVELOPER RESIDENTIAL PROJECTS

We work with developers and land-owners to maximise the potential of their sites. The developments range from 9 units to upwards of 50 units, and often include areas of other uses such as commercial, retail, and F&B. We have excellent working relationships with a range of trusted consultants and suppliers and can advise on all aspects of these developments; from feasibility stage through to completion. We have developed an efficient and accurate site viability programme to assist developers and landowners evaluate their sites and this is offered at feasibility stage.

WANT TO KNOW MORE?

Get in touch and hear what we can do for you

+44 (0)20 7377 5458
info@gunn-associates.com