Spogobongo re Mar 15
Ok, let me expand my thoughts rather than trying to condense them into as few lines as possible.
Firstly, I make no distinction between who consults the LA planning officers, the applicant or an agent.
Submitting a planning application is a legal process, seeking advice on it cannot be compared to asking for advice on plumbing. If I ask for opinions on the use of copper or stainless steel ch pipes, that is what I will get, an opinion. If I ask for information on the performance of said pipes I will be seeking more factual information and answers must be factually correct. It is not a matter of opinion whether planning consent is required but of fact and the provider of that information has a duty of care to the client - the person asking the question on this forum. Whether you receive payment or not is immaterial.
Before the amount of PD allowed on a particular house can be determined certain information about the building must be known; is it in a protected area, green belt, conservation area etc; is it a listed building, is it controlled by a trust or estate with restrictive covenants imposed, has a previous approval imposed restrictions eg Article 4 direction, is the house in single or multi-occupation. None of the submitted questions have clarified these points and to give advice without such knowledge is probably not the best thing as you may be liable should the consultee suffer loss by acting on (your) incorrect advice. (LA POs are in an elevated position, they cannot be sued for incorrect advice). Therefore I maintain that a satisfactory answer cannot be given without speaking to the LA or a local planning consultant, which leaves the questions of which one and when.
Given that a planning decision cannot be a DIY operation, it can only be given by the LA, at sometime in the process the LA must be consulted; either before the application is submitted, by way of an application, or after a refusal. If an application is unacceptable it will be refused or you will be asked to withdraw it, in either case you will have to speak to the LA to determine what amendments to make. Any subsequent application will take another 2 months to determine and the applicant has still only got what the LA will allow. On the other hand if you speak to the LA first and submit a satisfactory proposal you get a first time approval (and if you are an agent a good reputation for first time approvals to boot).
To me it is no contest, the LA applies the rules and gives you written advice that can be used to support the application. So unless you are reasonably certain the application will be approved or absolutely certain it is PD, the earlier you consult the LA the better it is.
PS DevilDamo
Is that you?
