When is a proposed or existing development lawful?

Published on: 6th July 2018

Lawful development certificates are certificates issued by local planning authorities (LPAs) which certify that a proposed or existing development is lawful. They can be useful to those thinking of developing their land and/or considering whether a proposed use or existing use or operation is lawful, perhaps in anticipation of selling or purchasing a property. There are two types of certificate, click here to find out more about these two types of certificates:

• Certificate of Lawfulness of Existing Use or Development (CLUED) which certify that an existing use of buildings or land, or operations carried out in, on, over or under land, or the failure to comply with any condition or limitation attached to a planning permission is lawful; and,

• Certificate of Lawfulness of Proposed Use or Development (CLOPUD) which certify that a proposed use of buildings or land, or any proposed operations to be carried out in, on, over or under the land is lawful.

Given the recent tax changes to buy to let landlords, many homeowners have started to use their dwelling houses, which were formerly let as C3 houses, in other ways particularly in other areas of London and regional cities. There are also an ever-growing number of websites which can be used by owners to advertise their properties to tourists and visitors as bed and breakfasts, guest houses or short stay sleeping accommodation, amongst other uses.

But landlords can sometimes fall foul of the planning system as they are not aware planning permission is usually required for such changes of use. On this basis, we have recently been appointed on several similar cases.

For more information on how we might be able to assist your business in obtaining a CLEUD, avoiding potential enforcement action or obtaining a CLOPUD, please contact Owen Pike on 0117 338 1813 or owen.pike@sw.co.uk.

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Explaining the different certificates of lawfulness

How are Certificates of Lawfulness of Existing Use or Development (CLUEDS) determined? A CLEUD will be granted by an LPA only if the existing ‘development’ (which includes use of the land) is ‘Lawful’. This means development: • Against which no enforcement action can be taken; and• That is not in contravention of any planning enforcement noise or breach of condition notice which is in force.

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How are Certificates of Lawfulness of Existing Use or Development (CLUEDS) determined?

A CLEUD will be granted by an LPA only if the existing ‘development’ (which includes use of the land) is ‘Lawful’. This means development:

• Against which no enforcement action can be taken; and
• That is not in contravention of any planning enforcement noise or breach of condition notice which is in force.

[fulltext] =>

Unlike planning applications, CLEUDs are decided on the facts of the case. Applicants need to prove “on the balance of probability” that a CLEUD ought reasonably to be issued. It is therefore a very high bar to satisfy yet can be a better option for applicants if the established use is no longer supported by current Development Plan policies.

When Should You Pursue a CLEUD?

We generally only recommend pursuing CLEUD if an applicant can provide very robust evidence that covers the whole of the necessary time period (4 years for operational development; 4 years for a material change of use of a building, or part of a building, to use as a single dwelling house; and 10 years for all other development, such as change of use or breach of a planning condition).

We would also only suggest a CLEUD for a planning breach if ‘deliberate concealment’ has not taken place.

How are Certificates of Proposed Use of Development (CLOPUD) Determined?

In determining a CLOPUD application, an LPA must issue the CLOPUD if it is satisfied that the answer to the following question is ‘Yes’. If this proposed change of use had occurred, or if this proposed operation had commenced, on the application date, would it be lawful for planning purposes?

When Should You Pursue a CLOPUD?

We only recommend pursuing CLOPUD if no development is involved and there would be no planning breach.

 

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Planning

We provide a complete planning service to a range of private and public sector clients including property owners, occupiers, developers, investors, institutions and local planning authorities in the residential, commercial, renewables, leisure and agricultural sectors. Our advice is based on extensive knowledge of the ever-complex and fast-changing UK planning system.  This enables us to provide bespoke and cost-effective advice at all stages of development from project inception, spatial master planning to negotiating final project delivery. We pride ourselves on always offering one principal point of contact which means our advice is always consistent and provided in a timely manner.  It also means that each member of our team embraces responsibility.  Our collaborative way of working with other technical specialists means we are experts at finding solutions to assist in unlocking latent value. The Planning Process   The basis for decision making is set out on planning legislation, that is, “if regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise". We apply this approach to each of our planning services.  Our Services We offer the following services: • Planning Strategy Formulation • Planning Appraisals • Planning Applications & Appeals • Community & Stakeholder Engagement • Environmental Impact Assessment • Planning Obligation Negotiation • Land Promotion • Policy Representations • Monitoring Services • Master Planning & Development Briefs • Due Diligence   Contact Us

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We provide a complete planning service to a range of private and public sector clients including property owners, occupiers, developers, investors, institutions and local planning authorities in the residential, commercial, renewables, leisure and agricultural sectors.

Our advice is based on extensive knowledge of the ever-complex and fast-changing UK planning system.  This enables us to provide bespoke and cost-effective advice at all stages of development from project inception, spatial master planning to negotiating final project delivery.

We pride ourselves on always offering one principal point of contact which means our advice is always consistent and provided in a timely manner.  It also means that each member of our team embraces responsibility.  Our collaborative way of working with other technical specialists means we are experts at finding solutions to assist in unlocking latent value.

The Planning Process

SandersonWeatherall-Planning-Flowchart

 

The basis for decision making is set out on planning legislation, that is, “if regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise". We apply this approach to each of our planning services. 

Our Services

We offer the following services:

• Planning Strategy Formulation

• Planning Appraisals

• Planning Applications & Appeals

• Community & Stakeholder Engagement

• Environmental Impact Assessment

• Planning Obligation Negotiation

• Land Promotion

• Policy Representations

• Monitoring Services

• Master Planning & Development Briefs

• Due Diligence

 

Contact Us

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The Guesthouse Case in Wandsworth

Our planning team has been successful in obtaining a lawful development certificate for a guesthouse (a former dwelling house in C3 use) in in the London Borough of Wandsworth. Following the successful award of a lawful development certificate our client will continue to operate his business confident in the knowledge that it is no longer at risk of planning enforcement. Our planning team were appointed on this particular case after our client had a longstanding planning application undetermined for a change of use of the C3 dwelling to a C4 House in Multiple Occupation (HMO).

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Our planning team has been successful in obtaining a lawful development certificate for a guesthouse (a former dwelling house in C3 use) in in the London Borough of Wandsworth. Following the successful award of a lawful development certificate our client will continue to operate his business confident in the knowledge that it is no longer at risk of planning enforcement.

Our planning team were appointed on this particular case after our client had a longstanding planning application undetermined for a change of use of the C3 dwelling to a C4 House in Multiple Occupation (HMO).

[fulltext] =>

Once we had discussed with our client how the property had been used for the last 10 years up to the present day, and what potential evidence could be compiled to prove that a guesthouse had operated from the property for in excess of 10 years, we advised that the HMO planning application should be withdrawn, and a CLEUD submitted for a C1 guesthouse.

We subsequently compiled numerous pieces of evidence including several statutory declarations, marketing material, corporate brochures, a commercial lease and website reviews from guests, amongst other things. We also prepared an overarching supporting statement which identified and summarised all of the evidence. Following lengthy negotiations with the planning officer, a favourable decision was issued. Unlike planning permissions, there are no restrictive conditions attached to the CLEUD, therefore, there are no limitations to the guesthouse use.

For more information on how we might be able to assist your business in obtaining a CLEUD, avoiding potential enforcement action or obtaining a CLOPUD, please contact Owen Pike on 0117 338 1813 or owen.pike@sw.co.uk.

Contact Us

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