Chapel Hill, Kington Magna
Despite a lengthy but straightforward planning process taking 24 weeks, Dorset Council agreed with us that a previous Class Q approval represented a legal fallback position and granted full planning approval for a larger replacement dwelling.
We successfully argued that, despite being around approximately 50% larger than the original approval, the new house design conformed with the Local Plan and provided a clear net gain in design and ecological terms.
The new building was rotated through 90 degrees to improve its relationship with a nearby road and reflected the character of houses nearby on a similar alignment. The re-siting allowed us to move the building away from existing native hedgerows and mature trees, thereby relieving future potential pressure to overcut. The new design enables all rooms to have south facing windows to maximise the benefits of solar gain and reduce energy consumption.
Facing materials will be combination of red brick and timber cladding, combined with timber windows, exposed rafter feet, rubbed brick headers and a slate roof.
What is the Fallback Position?
The extent of works permissible under the Class Q route is somewhat restrictive and whilst it sets a precedent for providing a new house, the approval may not maximise the potential of the site or your finances. Some buildings are also simply unattractive or too large to make into a beautiful new home.
Planning authorities now accept that following the grant of approval under Class Q, a planning application can be submitted and considered for approval for a completely new residential development in lieu of converting the existing building, referencing the Class Q as a potential ‘fall back’ position to make the case a house has already been approved on the site.