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I bought a property which was a former HMO, and lived in it alone for some years. Now I wish to change it back into a HMO again. According to Bristol Council's website, regarding where I live, "A permitted development right within these areas has been removed from 11 December 2011. You need a planning application for a change of use between a dwelling house (Use Class C3) and a small House in Multiple Occupation (Use Class C4)." It's unclear if my house class is already C4, having previously been a HMO, or if I need to send an application because it would have reverted. The council were unable to offer any assistance when I contacted them. I would like to know if this is something that can easily be done myself, or if it is better to consult an expert. I appreciate that posting on the site of an expert consultancy may not give a unbiased response, but if it is a complex thing to do and/or the cost of managing an application if necessary is not expensive then I will look into it. There is also no way of gauging of such an application is likely to be accepted, such as the council's appetite. There is a severe shortage of housing, and the neighbouring property is registered as a HMO, although there are no others in the area. The row of houses I live on are all built specifically with the intention of being used as HMOs as shown by their layout and number of toilets. Many thanks.

Anybody have any incite as to when the new holiday let use class is likely to come into effect or how long after a date is announced it will be in use?

Thanks for clarifying that Ian, very helpful.

I have read on here that class Q changes are from today 21/05/2024 but that applications can still be submitted based on the previous rules for another year. I cant find anywhere else that says this and just wanted to check this?

Many thanks I will await an update Riger

Hi all, About 9 months ago planning was refused for a change of use from an office to a single dwelling on the grounds of lack of 2 years of marketing evidence. This is in the London Central Activities Zone so there is an Article 4 in place as well as some additional protections on office space. We submitted an appeal 8 months ago and still no resolution in sight. During the appeal process the 2 year marketing threshold which was the primary reason for refusal has passed. Is there any downside to submitting the change of use application again whilst the appeal is ongoing? Thanks

Hi Ian, I have full Class Q approval on a timber barn conversion. However the structure now requires strengthening to support a new roof with solar panels(which planners noted it needs). Can I just go ahead and do this under Building Regs without reverting to the LPA if I stick rigidly to the existing building envelope profile and barn aesthetic? (They have given permission for new walls to enclose space where none exist for part of the building so they seem to be open minded). I attended your online seminar (fantastic & informative!) and noted that different LPA's interpret the rules differently; I'm cautious about opening a can of worms and probably prefer not to go back to the planning authority if I don't need to. What do you think? Thanks Ian

Where could I find out permitted development rights for a Sui Generis building (Scout hut)?

Hi all, I have a shop an upper that I want to convert to a 6 bed HMO. The planner told me that under class G you can convert it to two flats, but that is it, not to HMO. I then heard from two other planners whom said you can get the flats under class G, then get the HMO under class L. What really is the case here?

I would agree with not contacting the local authority unless you have to! What you will not be able to do is to construct outside of the barn envelope. Did you obtain separate planning for the solar panels?

Would it be better to get a planning consultant to submit a planning statement etc for pre-planning advice or is it quite informal just to talk through some planning ideas on a plot of land that I'm thinking about buying? I'm interested in finding out if it would be possible to put an indoor school on the land for dog training (business). TIA Mel

Many thanks 😉

We have received the form that you filled in. It is with one of our consultants and they will be in touch shortly. We will have a look at the best option for you once we have investigated the site etc.

Could you give me an idea of cost? Would it be a better idea to go straight for the planning application so I would know what could and couldn't happen if the seller were to agree? Thanks again for your advice. Melle

Our pre-apps always have a full blown statement with them as the quality of the response all depends on the quality of the information provided. However, in some cases (generally when clients are looking to buy sites and want comfort before purchasing) I say it is more cost effective for the client to do it themselves and we will just charge to review and analyse the response.

Any £96 fee is now £120 You do not need to apply for the permitted development rights. You can just go ahead as long as you are compliant with Part 1 for dwellings. However if you wanted a certificate of lawfulness, that is now £258 to confirm that something that was erected or changed was compliant. If it is a proposed use or development that is £129 See https://www.planninggeek.co.uk/planning/fees/

We have a recording studio and attached residential flat - permission to convert to residential has been refused on the basis of mixed use. This seems contrary as part is already residential. Also would it be possible to apply for only the recording studio element?

Hi, I'm interested in a plot of land for sale. The person who has this for sale put in a planning application to turn one of the outbuildings into residential and was refused. The land is being advertised as predominantly grade 3 agricultural / Pasture land and is being used for equestrian purposes. The outbuilding in question is a barn that back in 2002 had permission to convert it into stables and a hay loft/tractor store but was never converted. Would there be a possibility of getting class Q for this? It is on a grade 3 flood area? Also, how do I find out what the land is classed as? TIA Melanie

Air quality management areas are intrinsically linked to emissions from transport. Schools that have diesel school buses can lead to emissions from idling engines and travel Q if a school expansion is liable for a school travel plan condition, and that school is in an AQMA can that condition include provisions for reduction in emissions from school buses?

I have a client with a sloping site - the garden slopes up from the house and we want to put an outbuilding in the garden under PD - from where do you measure the eves height (2.5m )of the outbuilding?

Thanks for the question, and welcome to the new forums. 'Height” - references to height (for example, the heights of the eaves on a house extension) is the height measured from ground level. (Note, ground level is the surface of the ground immediately adjacent to the building in question, and would not include any addition laid on top of the ground such as decking. Where ground level is not uniform (for example if the ground is sloping), then the ground level is the highest part of the surface of the ground next to the building.) Source of definition In other words wherever you put the outbuilding, the wall on the lowest part of the land, may well be higher than the maximum allowed under Class E of Part 1 as you measure from the highest point. https://PlanningGeek.co.uk/outbuildings