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Planning and development at visitor attractions: how to navigate the latest changes. Nick Laister, RPS rpsgroup.com/uk 1 Nick Laister BA(Hons) DipTP MRTPI MIPI MCIHT Senior Director, RPS Established 1970 Listed in UK FTSE 250 UK’s largest planning consultancy in tourism/leisure sector Services: everything from feasibility studies, submission of planning applications for major tourism development and representations to emerging Development Plans to dealing with planning issues such as appeals and enforcement notices. Some of our clients… rpsgroup.com/uk rpsgroup.com/uk Recent changes that could have an impact on attractions: 1. Changes to Permitted Development Rights • Visitor attractions • Indoor children’s play • Agricultural land 2. Development on Green Belt land 3. Neighbourhood Plans 4. Frequently Asked Questions rpsgroup.com/uk Most relevant changes: 1. Permitted Development Update rpsgroup.com/uk Where to start? Change of Government August 2010 – Post August 2010: 7 GPDO Amendment Orders Extent of Amendment Orders? – Wide-ranging • Changes of use • Extensions / alterations • Etc. 6 Changes to permitted development rights Retail rpsgroup.com/uk Changes to permitted development rights Indoor children’s play rpsgroup.com/uk Changes to permitted development rights Indoor children’s play rpsgroup.com/uk Changes to Permitted Development rpsgroup.com/uk Changes to Permitted Development Agriculture to residential or childcare nursery • • • • The building must be solely in agricultural use as part of an established agricultural unit on 20 March 2013, if not in use on that date when it was last used. If the site is occupied under an agricultural tenancy the express consent of the landlord and tenant must be obtained. Other agricultural permitted development must not have been carried out in the established unit since 20 March 2013. The cumulative area of floor space within the existing buildings and land within the curtilage of the building(s) changing use shall not exceed 500 square metres. For residential uses, no more than three separate dwelling houses can be developed within an established agricultural unit. It permits building operations reasonably necessary to convert the building to residential use. rpsgroup.com/uk These new permitted development rights will not apply in sites of special scientific interest, safety hazard areas or military explosives storage areas; nor do they apply to scheduled monuments. Normally don’t apply to listed buildings. Not available in National Parks, AONBs, conservation areas, World Heritage Sites and certain other locations. rpsgroup.com/uk Prior Approval Most of the changes listed above require prior approval: Commencement of a development will be prohibited until either prior approval is granted, a decision is made that prior approval is not required, or where a planning authority has not made a decision. 13 2. Development on Green Belt Land Image: Colin Smith rpsgroup.com/uk 3. Neighbourhood plans rpsgroup.com/uk Neighbourhood plans • 160 communities have been consulted on draft neighbourhood plans • 31 plans now in force and used for determining planning applications rpsgroup.com/uk Neighbourhood plans A community may wish to see the following: • Expansion of a particular attraction • The restriction of further development • Improved design and quality of new buildings • Specific facilities encouraged • Allocation of areas of land for other uses. rpsgroup.com/uk Neighbourhood plans To contribute: • Contact the local parish or town council and see if a plan is being prepared or about to be; • Check to see if any policies in the adopted Local Plan are relevant to your site or use; • Make representations to the organising council or forum which relate to your interest; • Gain support for your position from the local community to help secure it in the neighbourhood plan and achieve a majority of support in the referendum. rpsgroup.com/uk 1. Planning problems (and their solutions) 4. Frequently Asked Questions How much can I build in Green Belt? rpsgroup.com/uk 19 2. Securing planning permission for new development 4. Frequently Asked Questions Get your attraction in the Council’s Development Plan rpsgroup.com/uk 20 2. Securing planning permission for new development 4. Frequently Asked Questions Traffic levels rarely increase 21 2. Securing planning permission for new development 4. Frequently Asked Questions The value of ancillary development rpsgroup.com/uk 22 Thank you rpsgroup.com/uk