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Will I get planning permission for a bungalow in my garden?

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I live on a corner plot close to the town centre and have a large side garden that I barely use.

My house is way too big for me and I would love to build a little bungalow to the side and move into it.

What are my chances of getting planning permission?

What are my chances of getting planning permission to build a little bungalow in the large garden of my existing house that I can move into?

What are my chances of getting planning permission to build a little bungalow in the large garden of my existing house that I can move into?

MailOnline Property expert Myra Butterworth replies: It seems there has never been a better time to apply for planning permission to build your own home.

This is largely down to the pressure on the Government to increase the drastically small stock of housing that is currently available.

But you will need to adhere to some basic planning rules if you want to ensure your application goes through without a hitch.

We speak to a town planner for his take on how to approach the planning application in the best way. 

Martin Gaine, a chartered town planner, replies: You are in luck. We are in the middle of a housing crisis – each year we build a little over half the new homes we need – and the Government is committed to protecting the countryside and the Green Belt from development, meaning that we must fit more new homes into existing built-up areas.

National planning policy is explicit on this point – our existing cities, towns and villages must accommodate more ‘infill’ or ‘windfall’ development. 

Homes on corner sites like yours are seen as sustainable because they use existing infrastructure, are well located for jobs, shops and transport, and they do not concrete over green fields.

Not all sites are suitable for new homes, however. You should first ask a planning consultant to check your property’s ‘planning constraints’ – development may not be possible in a flood zone, in a conservation area or if there are protected trees on the plot, for example.

Your planning consultant will also review the council’s planning policies to work out your area’s specific requirements – the local council might require that a new dwelling is a certain distance from neighbours’ windows or might insist on a minimum garden size or number of parking spaces.

If your planning consultant gives a thumbs up, the next step is to secure the services of a good architect. 

Invest time and energy on this part of the process – if you don’t get the design right, your application will be refused. Cheap architects are a false economy as you could blight your plot by getting avoidable planning refusals.

When I worked in local councils, I was exasperated at the number of good plots being let down by poor design and weak applications.

The holy grail is to design a house that looks like it was part of the original layout of the street 

The best architects are local – they understand the area and the eccentricities of the planners – so get recommendations and look up other applications that have approved in your area to see what firms are winning consents.

The planners are not an imaginative bunch and generally don’t like a contemporary approach – so play it safe and match the other houses on your street. 

Use the same materials and try and make your new house the same rough size and shape as its neighbours and respect the building line (the new house should line up the rest of the row).

The holy grail is to design a house that looks like it was part of the original layout of the street, rather than something shoe-horned in awkwardly later.

Not all neighbours are NIMBYs, but few are keen on whole new houses appearing on the other side of the fence. Take round a bottle of wine and a copy of the plans and explain exactly what you are proposing. 

Neighbours are often just anxious about the prospect of lengthy and disruptive building works or are worried you will cut down their favourite tree – you can head off unnecessary planning objections by providing some reassurance.

Don’t leave the management of your planning application entirely to your architect – make contact with your case officer after it has been submitted, ask them if they have any questions or concerns and encourage them to come out for a site visit so you can explain exactly what you are proposing (and ply them with tea and biscuits).

It is not a matter of ‘selling’ your project to the planner – they know what they can approve and what they must refuse – it is about building some rapport so that they pick up the phone to you, make helpful suggestions if your design is not quite right and provide some advice if the worst happens and your application is refused.

Self-building is in vogue. The ‘Right to Build’ legislation commits councils to support self-builders though the planning system and if you are building a house for your own use, you don’t pay the developers’ tax (the Community Infrastructure Levy, CIL).

 The Government has also announced ‘Help to Build’, a loan scheme to help self-builders get mortgages to build their own homes. This is a great time to develop your garden and, if I were you, I wouldn’t hesitate.

Martin Gaine is a chartered town planner and author of ‘How to Get Planning Permission – An Insider’s Secrets’.

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Verdion starts on logistics development in Nettetal (DE)

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Verdion has started the development of a new €30m logistics facility on the outskirts of Nettetal near the German-Dutch border and Rhine-Ruhr metropolitan region. The speculative project is part of the value-add strategy of the Verdion European Logistics Fund (VELF) 1, which invests in last-mile logistics and value-add assets in northern and central Europe.

 

On completion in Q2 2023, the new facility at Herrenpfad-Sud 40 will offer 21,560m² of Grade A logistics space in up to four units, with 18,575m² of warehousing with 20 loading bays as well as 950m² of office and mezzanine space.

 

Verdion is targeting a DGNB Gold sustainability certificate for the highly energy-efficient building, which will not be using fossil fuels as a primary energy source and provides charging points for electric vehicles and cycle parking for a carbon-neutral commute. Additionally, the roof and electrical infrastructure will be prepared for solar energy generation. The site itself is located in the established Herrenpfad Sud industrial estate in Nettetal between Monchengladbach and Venlo, directly on the German-Dutch border and within striking distance of Germany’s largest conurbation, the Rhine-Ruhr metropolitan region.

 

Florian Stobe, Head of Investment – Germany at Verdion, said: “Within the framework of Verdion’s sustainability strategy, we determined that rather than modernising and extending the existing building as originally planned, a full-scale redevelopment would better serve this market and meet the fund’s ESG standards. We are already seeing a great deal of interest in the new space, based on its strategic location and the strength of demand for last-mile distribution space for customers in the Rhine-Ruhr metropolitan region. With this strategy in Nettetal and other assets in the VELF 1 fund coming forward, we are creating value at the same time as providing new space in undersupplied markets.”

 

 

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LaSalle and Accumulata to develop Munich’s first hybrid timber office building (GB)

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LaSalle Investment Management, acting in collaboration with ACCUMULATA Real Estate Group, will develop Munich’s first hybrid timber office building. The building is being constructed on behalf of Encore+, LaSalle’s flagship pan-European fund. Situated on Elsenheimerstrasse in the city’s Westend district, the office building will have a floor area of approximately 16,000m². With dismantling of the existing building on site already underway and construction due to begin in the third quarter of this year, the project is scheduled for completion during the first quarter of 2024. Lettings are already being marketed in collaboration with CBRE, the lead estate agent.

 

Designed by the leading Munich-based architectural firm Oliv Architekten, the asset will provide flexible, multifunctional spaces including a ground-floor café/bistro and landscaped roof terrace, as well as various wellness amenities, including a yoga studio and a relaxation lounge. Tenants will also enjoy bicycle parking, electric charging points and a smart underground car parking facility. Furthermore, the building will provide customisable office units and creative collaboration spaces, ensuring the asset is well-positioned for the future.

 

In terms of its environmental credentials, the project meets the highest sustainability standards across all areas, including construction, materials and operations. Having already received a DGNB “Platinum” precertification, the asset will be constructed using concrete reclaimed from the existing building currently situated at this location. All materials used in construction will be documented in a material passport, showing where and how the various components were sourced and installed, ensuring they can be repurposed at the end of their service life. These measures are projected to reduce embodied carbon by up to 25%. Embodied carbon will be low at 366kg CO2e/m², significantly below the RICS Building Carbon Database (offices) average benchmark of 1291kg CO2e/m².

 

The use of timber in the building’s load-bearing structure will ensure that approximately 1,100 tonnes of carbon will remain stored in the building fabric, rather than emitted into the atmosphere. During the course of the asset’s lifespan, emissions associated with the building’s operation will be reduced by 65% in comparison to a typical office building through the integration of a photovoltaic system, efficient heating, cooling and ventilation systems and the use of a ground water heat pump. The building will also harvest and store rainwater, supplying irrigation systems for the benefit of surrounding green areas.

 

David Ironside, Fund Manager of Encore+ at LaSalle Investment Management, commented: “This is an industry-leading and best-in-class project. The first of its kind in Munich, its design in accordance with circular economy principles and resource-conserving operation will serve as a benchmark in sustainable real estate. Located in one of the most sought-after office submarkets in Munich, the property will be extremely well placed to meet the ever-evolving demands of future tenants around sustainability, quality, amenities and infrastructure while providing attractive long-term returns for our investors.”

 

Markus Diegelmann, Managing Partner at ACCUMULATA Real Estate Group, added: “The start of demolition marks an exciting first step in the development of what will be one of the most sustainable office projects in Munich. At ACCUMULATA, we aim to promote the concepts of urban mining and the circular economy within the construction sector and this project is firmly aligned with this objective. By utilising ultra-high-quality and recyclable materials, we are creating an office building that can meet occupiers’ shifting requirements, both in terms of flexible working environments and sustainability standards.”

 

Georg Illichmann, Managing Director at CBRE GmbH, said: “As the first hybrid timber office building to be constructed in Munich, the project achieves all the modern-day requirements tenants demand from office buildings: easy accessibility to public transport, sustainability credentials and working spaces that promote communication, creativity and innovation. The building’s use of timber, unique to the Munich office market, will not only support the building’s sustainability credentials but also the wellbeing of occupiers. At CBRE, we are proud to be leading on the marketing of this unique asset and be involved in ground-breaking project in the German real estate market as the lead estate agent.”

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Cain provides €99.7m for London office development (GB)

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Cain International has agreed an €99.7m (£86m) development loan with BauMont Real Estate Capital  and YardNine for the development of a 95,000ft² highly sustainable, best in class office-scheme at 100 Fetter Lane in central London known as ‘Edenica’. The asset was acquired by BauMont in January 2021 with development partner, YardNine. Located in City Mid-town, in close proximity to Farringdon, the development benefits from easy access to the newly opened Elizabeth Line via Farringdon, as well as City Thameslink and Chancery Lane stations, with a diverse range of cultural, leisure, retail and educational amenities nearby.

 

The asset received planning consent in September 2021 for the delivery of a new 12-storey development, with over 8,000ft² of roof gardens, a new pedestrian route and garden square at ground level, alongside more than 230 cycle spaces. In addition to the light filled workspace the scheme will include a new café and F&B uses.

 

The building, situated at 100 Fetter Lane, has been named ‘Edenica’, a reference to the extensive outdoor spaces which form part of the scheme and adjoin it. The project is targeting the highest environmental standards of BREEAM Outstanding, WiredScore, SmartScore and WELL certifications.  Sustainability, technology and wellbeing are extensively incorporated into the design. This includes voluminous office space with clear heights of over 3 metres, openable windows to enable mixed-mode ventilation, extensive planted terraces to encourage biodiversity and provide significant external breakout spaces, facilities to encourage active modes of travel, and high-performance 100% electric building designed with the Waterman Group to ensure the building uses as little energy as possible and achieves Net Zero carbon emissions in use. Construction work has commenced on site and the scheme is due for completion in Summer 2024. 

 

Tanja Yerolemou-Ennsgraber, Senior Vice President – Real Estate Finance at Cain International, said: “We are excited to partner with an experienced sponsor and developer duo, joining their journey to deliver a best-in class office scheme. The project embraces the needs and desires of the future occupier, being mindful about their experience and bringing it to the fore. BauMont and YardNine have successfully unlocked a fantastic development opportunity and we are pleased to bring our construction financing expertise to the table and see Edenica unfold.” 

 

Damien Pasini, Director at BauMont Real Estate Capital said: “Following the recepit of planning permission last year, securing development financing is another significant milestone for 100 Fetter Lane. We look forward to working with Cain and YardNine to deliver a highly sustainable and innovative workplace in one of Central London’s most vibrant submarkets.”

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