Planning permission - withdraw or?

[P0PC0RN]

Afternoon,

We have recieved a email today regarding a on going planning application we have with our local authority.

In short the application relates to a boundary fence - the planning officer is saying that we are not going to be awarded planning permission because it's not in keeping with the local area among other things..... (not sure I agree with this as there's loads of closed board fencing around here of varying lengths but anyway).

We live on a corner and they are wanting a sizable vis splay for our driveway, hedging between the fence and boundary to break up the view of the fence and no high fencing forward of the building line (I'm trying to pinch some of the front garden to increase the rear gardens size).

Our street is a 20mph cul-de-sac so whilst I appreciate visibility is important none of other other property's have a vis splay and currently due to the hedging we have visibility is zero...


They are being very pushy about us withdrawing our application but a quick Google suggests that this isn't always the best option.

Just wondering if anyone had any advice regarding this really and what the pro's and cons of withdrawal are....

[VTC]

Withdraw you lose simple,
if you really want it get a planning agent.
Councils and planning are such a varied problem.

A builder mate purchased a dutch barn in near total collapse
wanted planning for a very decent home.
Nope was the answer for a bit, engaged planning agent, he now lives in aforementioned home.
agent money was a good investment.

[Skyedriver]

^this^

Or erect the fence further back respecting the required sight line. Having dealt with estate developments for about 20 years before retirement, included sight lines where needed and lived on an estate where seeing around corners were severely obstructed I'm a stickler for retaining them.



Or, don't erect the fence until all the works are completed and signed off, wait a while then ............

OK that's rather "council" but goes on all over the place much to my annoyance.

[Jeremy-75qq8]

Withdrawal removes it from planning history as a decline.

I am it sure this has much benefit over and above the psychological issue.

If declined you can appeal. If withdrawn you can't.

There is some advantage to withdrawal if the issue is clear and you can fix it. Some authorities allow plans to be changed ( we will decline unless ) some are bloody minded and don't.

If they do then what I have done in the past is to edit the plans to remove the objection and get it past ( so I get most of what I want ) and then consider if I go again with a revised application - of the same one so that if declined the appeal if focused.

[P0PC0RN]

Thank you all for your responses.

I'm going to speak to the planning officer and thrash out exactly what they want to push it through.

They apparently don't allow amendments where I am.

I also need to understand the costs associated with re-applying. I have seen the mention of a 'free go' etc

[Busa mav]

P0PC0RN said:

Thank you all for your responses.

I'm going to speak to the planning officer and thrash out exactly what they want to push it through.

They apparently don't allow amendments where I am.

I also need to understand the costs associated with re-applying. I have seen the mention of a 'free go' etc

I think the ”free go” was abolished recently .

[Mr Pointy]

Skyedriver said:

Or erect the fence further back respecting the required sight line. Having dealt with estate developments for about 20 years before retirement, included sight lines where needed and lived on an estate where seeing around corners were severely obstructed I'm a stickler for retaining them.

There is no sightline currently so there's nothing to retain.

[OutInTheShed]

It's probably reasonable for the council to knock back a nasty looking board fence on the corner.

Vis splays are important in 20 limits too, bikes and pedestrians on the pavement need to be seen.

[P0PC0RN]

A quick Google and the free go was indeed scrapped in 2023...

The fence will actually replace a large hedge so will increase visibility etc.

Im awaiting a response from the planning office but assume it will be next week now.

I don't understand the benefits to withdrawal. My local authority don't allow any modifications to on-going applications so surely by keeping the application in I will get a full report as too why the application failed, if I withdraw I don't get this report.

I can then use the full report to assist in my new application - I'm going to have to pay all the fees again so I may as well get my moneys worth.....?

[OutInTheShed]

Mr Pointy said:

There is no sightline currently so there's nothing to retain.

The fact that it's bad at the moment doesn't mean standards don't apply to a planning application.

[Steve H]

No second go, no conversations prior to approval, no amendments even if it’s to suit the requirements of the planners.

8 week targets now routinely ignored but apparently WFH hasn’t reduced efficiency.

A system that only serves itself and is utterly not fit for purpose .



Sorry, carry on as you were

[TA14]

Steve H said:

No second go, no conversations prior to approval, no amendments even if it’s to suit the requirements of the planners.

8 week targets now routinely ignored but apparently WFH hasn’t reduced efficiency.

A system that only serves itself and is utterly not fit for purpose .



Sorry, carry on as you were

Where are you standing? Where do we vote

[P0PC0RN]

Steve H said:

No second go, no conversations prior to approval, no amendments even if it’s to suit the requirements of the planners.

8 week targets now routinely ignored but apparently WFH hasn’t reduced efficiency.

A system that only serves itself and is utterly not fit for purpose .



Sorry, carry on as you were

I was having a similar moan to my wife.

I called the planning office yesterday at 15:55

"sorry sir all the planning officers have gone home it's Friday"

Perhaps the workload wouldn't be as high if they worked full days in the office.....

[blueg33]

A refusal will give reasons. You can address those becsuse they will be set out in writing.

I assume this is delegated powers rather than committee?

[Steve H]

TA14 said:

Where are you standing? Where do we vote

If only .


Despite my, possibly wine fuelled, rant last night I would say to the OP that these systems are set up for the convenience of the planning department, not the applicant. It absolutely shouldn’t be that way, but that’s the way it is.

If you are not getting sense out of them, get in touch with your borough councilor, ask to meet with the officer, ask for the highways department report, ask for details of why they will reject when your plans are similar to the surrounding properties, make it clear that you will not be withdrawing and will consider appealing any rejection.

Basically don’t play the game by their rules, it makes it too easy for them. There is a point where they realise you are going to be a load of extra work and probably a departmental expense rather than a convenient addition to their statistics and hopefully then you can get a reasonable outcome.

[Trident04]

I might be misunderstanding the details of this, but if it is just simply the proposed boundary and the vis splay requirements being the only objection, then you could ask the officer if they can simply condition the proposed boundary treatments.

They will probably have a compliance condition on the decision notice anyway for the vis splay requirements from Highways.

Could save you another application fee and several weeks!

Edit - having firstly assumed this was related to a proposed dwelling I have now reread and seems it is just a boundary fence? If so ignore apologies!