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PLANNING REFORM |
| A radical overhaul of the existing process for building project approval is essential to allow the introduction of affordable, housing and to add a massive stimulus to the local and national economy with extensive job creation opportunities. It will also allow for the development of low energy, affordable housing for all. |
PROPOSED NEW PLANNING REGULATIONS
RURAL PLANNING
This relates to land outside the perimeter of a nucleus of human habitation, such as hamlets, villages, towns and cities in open countryside.
1. All residential buildings must not be taller than the height of surrounding trees.
2. If there are no surrounding trees then residential buildings must not be more than 2 storeys or 15m in height. For buildings of 3 or more floors and those that exceed the 15m limit, special permission must be obtained through open consent from the local community.
3. If the building is hidden from all main vantage points or has low visual impact from the surrounding area, by road or by local footpaths and bridleways then there are no restrictions on architectural styles, including the number and size of windows.
4. If the building is visible and has high visual impact from the surrounding area, then external appearance must be in keeping with the main architectural style of the area.
5. Coastal properties cannot be built within 50 metres of the high tide shoreline, maintaining public access to the coast and uninterrupted views along the coast. Remember that this and other rules in this section apply to rural planning outside of urban areas.
6. Coastal areas with hills and mountains leading down to the coast must maintain unspoilt panoramas of the coastal landscape through planning restrictions on the altitude limits of construction i.e. no building allowed to be constructed above a 1/3 altitude level, within a zone extending 500m inland from the coast. For example, if the first line of coastal hills is 300m, then building is prohibited above 100m abmsl. These height and distance parameters can be varied through local public consensus only.
7. As a guideline, lakeside properties should not be built within 20 metres of the shore, maintaining public access around the lake, with the exception of boathouses and houseboats where specific planning conditions are very much the responsibility of the local community.
8. The internal section of a building must conform to a land density value based on a total buildings footprint surface area for a given area of land. This allows the visual appearance of a landscape to remain 'unspoilt' whereby nature and the landscape remain dominant over the impact of human habitation.
9. Living space surface area below the exposed building is not included in the land density value so within reasonable limits, below ground development is not restricted.
10. The land density value is calculated using the internal section of a building, which is living space measured from the inside walls, not the external walls. This allows greater choice in the methods available to achieve low-loss walls using high technology materials or more traditional materials.
11. Hi-Tec materials generally allow thinner walls but are often less ‘green’ since they require more processing and transportation in a global market.
12. Traditional materials typically require thicker walls to achieve better all-round temperature stability and are often more ‘green’ since they require less processing and no international transportation overheads.
13. Fully or partially earth-sunk homes have virtually no planning restrictions other than the completed build, must have low visual impact and should not have changed the appearance of the project land site.
14. If a proposed project meets the planning rules specified above, planning approval is virtually given immediately along with a permission to build certificate. A project is finally signed off after an inspection of the completed work.
15. If the completed project has deviated from the originally submitted plans and the changes DO conform to the above criteria, then the project is approved and signed off with any necessary changes made at the land registry.
16. If the completed project has deviated from the originally submitted plans and the changes DO NOT conform to the above criteria, then modification or demolition is likely to be ordered. The project can not be approved and signed off until appropriate remedial work has taken place.
17. Commercial buildings including warehouses, apartment complexes, factories, shops, commercial centres for example, must either add to the existing architectural ambience of the area or be hidden to minimise visual impact from surrounding area. In any case, commercial projects are dealt with individually by the local community.
URBAN PLANNING
This relates to land within a nucleus of human habitation such as hamlets, villages, towns, cities and residential areas.
18. All new buildings and restorations MUST externally maintain the architectural style, proportions and colours of the surrounding buildings.
19. Internally, there are no restrictions on a person’s taste and preferences so long as the plans are structurally sound.
20. Any new windows must not infringe on a neighbour’s privacy therefore windows that could do this must be finished with opaque glass.
21. Additional and more specific planning conditions are very much the responsibility of the local community.
EXTENSIONS AND HOME IMPROVEMENTS
Relating to residential properties in rural and urban areas.
22. There are no restrictions on plans that do not present a visual impact from the surrounding area, and that do not exceed the existing land density value for the property.
23. Underground extensions that do not impact bordering land are also virtually free of any planning restrictions.
24. External structures providing open, covered space are fine so long as there is no resulting visual impact. If there is a visual impact, then the design and finished work must always be in keeping with the local architectural style.
25. Garages, sheds, workshops, summer houses and similar buildings have no restrictions if hidden from the surrounding area, otherwise they must conform to the local architectural style, be no higher than 7m, and have an internal surface area of no more than 20% of the main residential building. A planning request must be presented for individual detached buildings.
GENERAL REGULATIONS
26. New-build utilisation of solar panels, whether for hot water or electricity generation, MUST either be designed as an integral part of the roof or walls, or mounted at ground level.
27. Retrofit solar panels must be mounted at ground level wherever possible.
28. Satellite dishes and aerials should be mounted out of view wherever possible. Least preferred is on the roof or on facing walls.
29. Walls and fencing must conform to the typical style of the area only if there is a resulting visual impact.
PLANNING APPROVALS
30. There should be 2 types of planning approvals;
a) Approvals with unspecified conformity.
b) Approvals with standard conformity certification.
31. Self-build homes do not require conformity certification, nor do single unit commercial builds sold specifically for 3rd party residential habitation requires.
32. Single site, multi-unit commercial builds however do require conformity certification with a 10-year guarantee.
Build Projects with unspecified conformity
33. No requirement for staged inspections by the local planning office, or for conformance to a specified range of materials.
34. The final ‘signing off’ of the completed project must still be obtained by the local planning office.
35. No 10-year guarantee required, but an energy efficiency certificate/rating is required should the owner come to sell.
Build Projects with standard conformity certification
36. Staged inspections by the local planning office must be carried out at key points in the build to ensure conformance with current materials, environmental and energy efficiency standards are met.
37. Only when the completed project is ‘signed off’ will the local planning office have authority to issue conformance certification and a 10-year guarantee.
38. The 10-year guarantee is provided through a national insurance scheme endorsed by the national planning authority with each insurance policy financed by a 100% contribution by the builder/vendor, and issued by the local planning office as part of the signing off process.
39. Energy efficiency standards recommend that homes heated through convection wall radiators should have lower internal ceiling heights whereas homes heated through under-floor heating can have higher ceiling heights.
40. There are no mandatory requirements relating to ceiling heights since the choice affects the energy efficiency certificate given for a home. This has a strong, positive commercial influence on the design and build choices made by the constructor - a poorly insulated, energy inefficient home will rate badly on it's energy efficiency certificate, therefore being less attractive to a potential buyer.
LIGHT REGULATION
41. For every type of build and existing property, an energy efficiency certificate is required as part of the selling process.
42. It is important that a light regulatory regime allows popular choice to regulate price and standards. An unattractive, uncomfortable, badly maintained home loses value compared to better alternatives nearby, thereby significantly reducing it's value and increasing the appeal of the plot as a demolish and rebuild proposition. A poorly constructed energy inefficient home makes the plot more viable for redevelopment. There is only a commercial value in owners making attractive, well constructed builds, extensions and improvements - otherwise an owner sees his investment only depreciate. |
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The most important reforms are described with full details of policy and financing in the section [ principles of change | A MANIFESTO FOR CHANGE ]. These reforms are absolutely necessary to initiate positive reform of our political systems. Policy in all areas of state involvement needs urgent attention but must be part of an ongoing process of consensual change through a system of direct democracy and consultative referendum.
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We are NOT a political party
but a movement for social economic reform. We want to help restore
democracy in Europe and put public money and political power back in
the hands of all citizens. We want an economy that works for
the people and not for the ruling elite. Simply
spread the word to become part of the movement and together we can
be the catalyst for change.
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| live 2b3
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A social economic model for sustainable living in a people and resource based society
- it's time for change.
Written by: Michael Livingston Seagull |
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