Planning permission - 'Lawful Development Certificate'??

[2rockfarmers]

Does anyone here have experience of applying for a 'lawful development certificate'?

Our riding stables and livery yard was largely built without planning permission by the previous owner, 11 years ago.

We now need to build more stables and barns, but would like to go down the legitimate route this time, and get planning permission first!

We understand that to do this, we need to get a 'lawful development certificate' for the existing buildings, which involves gathering photos and statements from previous liveries and neighbours to support our claim that the buildings have been there for over 10 years.

Just wondered - has anyone had to do this before, can you share any detail or advice about the process?

Thanks so much!

 

[alang23]

Hi

Yes we own a property company and I've done 3 of these just this year alone.

I am somewhat amazed that you bought a property that had been developed/extended without Planning Permission. Didn't your solicitor warn you of this? Indeed if you've got solicitors letters about this at the time of purchase then this is also independent proof as those letters will be dated 11 years ago.

What you need to produce is irrefutable proof that the development has been there for a certain period of time. It is not good enough to have a letter from Mrs Bloggs saying it has been there for 11 years as it may be your friend who has written you a letter. I use the word irrefutable proof to mean Council Tax Bills/Business Rates Bills/Utility Bills/Inland Revenue Payments for 'income' from the letting/Suppliers Bills (feed/Vets Bills etc)/Tradesmen Bills/dated Bank payments....... any of them specifically relating to the development and its use, (not just the main house).

Did the previous owner have to put in new Water Supply to the stables if so then you may have independent records from the Water Company and it may show on your Water Bill. Ditto Electrics, are the stables on a separate metered service if so again it is proof if you've got the bills going back many years.

On the 'Enquiries' you will have had from your original purchase 11 years ago, this development should have been detailed/listed. Have you got those.?? If so it is independent proof. If you bought via an Estate Agent have you got the original particulars which would show/prove the development when you bought it.?? Again that would be a further independent record/proof that the development existed when you bought the property and thus prove the date line.

Is the development shown and dated on Land Registry docs or dated Ordinance Survey Maps?

In summary it is up to you to get together sufficient PROOF of an independent nature to verify that the development was done in year XXX and that its use has been continuous up to present date.

Any more info then please PM me.

Good luck

Regards

Alang23

 

[The Byre]

Tip - when putting up an agricultural building, apply for permission for a barn/shed for use of storing feedstuffs and tools/farm implements and NEVER for housing animals.