Resubmission with supporting evidence advice

[Johnboy54]

Hello.
I won't bore you with too many details. I hope.
Permission was refused because it's a conservation area. I read the appeal process and wrongly thought because of the conservation area bit I had 6 months to appeal. Turned out it's 12 weeks and I've taken 15.
So, my architect says I can resubmit - for free - with supporting evidence. If it gets rejected again, then I'll get my appeal in.
Question is, what constitutes supporting evidence?
I was told many untruths by Planning and Conservation after the refusal. I have documented proof they were lying.
I'm setting it out as events that led up to the refusal, including and followed up by meetings, telephone conversations, written documents, FOI documents, photographs...
In short, it looks like an appeal, without actually saying, 'I'm appealing because...'
Does this seem okay, or will they just put it in the bin?
Thank you.
John

 

[freddiemercurystwin]

Supporting evidence is evidence you can provide that helps persuade the planners to grant rather than reject it. For example I did a front extension to make a granny flat, my supporting evidence was it wouldn't look out of place in the street scene in fact it improved it, the alternative was that the granny would have to go into a home (or words to that effect) and the neighbours were in full support etc I even got all the neighbours to write in to support it.

Generally speaking you can only win an appeal if the reasons they have given can be fought eg if your application is blatantly not in accordance with local plan guidance it is likely you will lose an appeal. If the process has not been by the book that can enhance your chances of success too.

Prey tell what were the actual reasons they said it was rejected for?

It beggars belief frankly why architects or other agents allow applications to get refused without firefighting during the during the application period rather than afterwards.

 

[Diyisfun]

How can planning..have anything to do with ..if I dont do this this will happen.
Move it on.. I drove whilst drunk or I would have to walk.
Thats your problem...will be said,
Supporting evidence, must be along the lines of..wrong information, or other people have done it.
Im only a diyer..but just think about what you said freedddy

 

[freddiemercurystwin]

How can planning..have anything to do with ..if I dont do this this will happen.
Move it on.. I drove whilst drunk or I would have to walk.
Thats your problem...will be said,
Supporting evidence, must be along the lines of..wrong information, or other people have done it.
Im only a diyer..but just think about what you said freedddy

You've maybe taken my post a little out of context, maybe I didn't word it very well, the key is to write in such a way that it comes across sincerely as positive argument for the application not approach it in a threatening manner. If you saw some of my supporting statements you'd see what I meant!

 

[Johnboy54]

Thanks for the replies.
They said it would impact on the street scene and the listed building next door across the drive.
My house is an end stone cottage, about 135 years old, but originally was one long house. It had a full length single storey shop extension at the front, about 10 feet in depth, taking it up to the pavement. I can go back to the 1881 census and have a photo from around the time supporting this. 20 something years later, the house was divided into 2/3 parts. One end of the shop front was knocked down. The centre section became a separate shop, and now a hairdressers for the past 15 years or so. Mine continued as a clothiers, butchers, bank etc. In 1996 the owners knocked 'my' shop front down, leaving the white rendered hairdressers stuck out in the middle. The wall is a party wall. I applied to rebuild this front/side in sandstone, to use as a study. This would also cover up the white rendered wall. Two Planning officers told me I would have no problems, as I was just replacing what used to be there. I got an architect to draw external plans, and Planning said it would enhance the area when I showed them. No objections were raised locally. Parish Council approved it unanimously also saying it would enhance the area. The hairdresser was pleased because it would add insulation to her wall. The Conservation Officer objected. They gave many more reasons over the phone and to my face
1. They wanted the hairdressers knocking down - So I told her. She went mad and rang them. No, we have no intention of it coming down they said.
2. We have plans showing the shop front wasn't there originally - I asked for them under the FOI act. No, we don't have plans.
3. The owner was paid by the Council/given a grant to take the front down. - I asked for copies of the correspondence under the FOI act. No, we don't have any.
4. The owner was allowed to take the front down in return for permission to build a single storey extension at the back. - I asked for copies of this - for a laugh - under the FOI act for the following reason. - I knew they couldn't provide any information, because I have a letter from the Council among the deeds stating the owner had to perform numerous repairs to the rear extension as he rented it out. This was 6 years before the Council said the extension was built as a swap for knocking the front down. The rear extension had obviously been up many years before this to be in such a state.
I'll stop there, cos I'm getting carried away!
So, this will be my supporting evidence, plus other details, for my resubmission. As I asked before, is this classed as supporting evidence? If not, do I leave it out, resubmit, get it rejected again, then start the appeals process with the government inspector using this info?
You did say 'Pray tell...'
Thank you,
Regards,
John

 

[^woody^]

You can't resubmit the same design, as it will be refused again even with supporting evidence - or even not accepted or registered

There needs to be a significant alteration to the previously refused design

Your agent should be telling you this

 

[Johnboy54]

Hello.
Thanks for that.
But, my agent was the one who told me I could do this. He's the architect and very experienced with the local council.
I'm now very confused.
regards.
John.

 

[freddiemercurystwin]

Prey tell what were the actual reasons they said it was rejected for?

I knew I'd regret it!

 

[Richard C]

Prey tell what were the actual reasons they said it was rejected for?

I knew I'd regret it!

I'm watching with interest

 

[Johnboy54]

Thanks for the sarcasm lads.
Most appreciated.
I'll look elsewhere for adult replies.
No wonder you have such a high response rate between you.
Definitely not a brain cell count.
Been on here for years.
Never met such arseholes on any of the other forums.
Most helpful.
Kind regards.

 

[hotrod]

There's no need for that pal. No need to throw your toys out of the pram because things aren't going your way with the local council. Happen you edit your reply above and ask if anyone can advise on a way forward hey?

 

[freddiemercurystwin]

If your convoluted posts actually made sense you would receive better responses. Apologies for not being a mind reader. You appear to have little faith in your architect yet claim he is very experienced in these matters. Begs the question why approach such an unhelpful forum, I should take this opportunity to apologise and also apologise on Richard C's behalf for us both helping you in previous threads.

 

[Richard C]

Thanks for the sarcasm lads.
Most appreciated.
I'll look elsewhere for adult replies.
No wonder you have such a high response rate between you.
Definitely not a brain cell count.
Been on here for years.
Never met such a*******s on any of the other forums.
Most helpful.
Kind regards.

What a tit you are . No one is being sarcastic at least not me I’m merely looking with interest into the can of worms you seem to be opening up in front of us. I know a fair bit about Planning & B Regs but there are a couple of others far more knowledgeable than me on this forum & I was merely acknowledging that. You are slagging one of those contributors who is likely to give you the best help you could possibly get & for free. If you feel that way about this forum & its specialist contributors, feel free to **** off & go consult with your dick of an architect who got you into this mess in the first place!

Go ahead with you planned resubmission & kick the planning committee in the balls about what total liars & dicks they are, I’m sure it’ll work out fine for you.