Planning Permission Takes 9 Years

This is taken from the Telegraph - Planning Permission Takes 9 Years.

A disused, Grade II listed building, had been vacant for 23 years.  An entrepreneurial businessman bought the property with the intention to convert it into residential flats.  That was when the Planning nightmare begins.  This is yet another very interesting example of how 'crazy' the Planning Process in UK can be.  Note that this article was from 2005.  Today, the conversion is complete and the residential flats sell for a good price.

I have put the full article here, well worth a read if you are interested in the UK property market.

Building empty for 33 years

When Gregory Butcher spotted a disused riverside maltings in Boroughbridge, North Yorkshire, he saw immediately that it was ripe for conversion. But he could never have imagined that gaining planning permission would take nine years.

The site was ideal, being close to the M1 and enjoying stunning views of the Yorkshire Dales. What is more, the maltings were still sturdy - despite having been empty for 33 years - and lent themselves to conversion into flats. Gregory bought the Grade II building and applied to Harrogate Borough Council for permission. "But the council said it didn't want a residential conversion, even though it had previously approved a proposed hotel and residential scheme," he says.

Gregory, a businessman, then spoke to the council's heritage and design team, but to little avail. It too was against residential development. At this point, he discovered that another developer had previously spent £300,000 pursuing similar plans, but had faced so many obstacles that he gave up.

Gregory remained undeterred. "I am a determined person by nature and I looked at the alternatives. One was to apply to English Heritage to get the maltings' Grade II listing removed.

But I decided against this, as I knew it would have meant the demolition of a fine piece of historic architecture," he says.

"Because the maltings is listed, the council said that I had to speak to local conservation groups about my plans before it would consider my application. Most of them were against any change and asked for a detailed breakdown of the project. The meetings, correspondence and discussions went on for several years, and then finally they said they were reasonably satisfied with my ideas and I could go back to the council again."

But there followed a further test of determination. "I spent several months phoning and writing to the council and received no answer," Gregory says. Eventually, however, his persistence paid off and a date was fixed. But when the council examined his revised architect's plans, it was unconvinced. "It said some of the proposed balconies were too large. It also wanted different headrooms in the apartments and fewer light sources in the roof and penthouses."

Eventually, the application was refused. Gregory modified the plans and managed to gain the support of attracting two key allies - the parish council and Boroughbridge residents.

As one parish councillor says: "Occupation was the only solution, as the maltings had been left to rot and decay, with fly-tippers dumping rubbish inside, children climbing over the walls and starting fires, and an infestation of rats that had spread into several adjoining gardens."

When the case went to a second hearing, a Harrogate councillor spoke in its favour. Finally, the council changed its mind and his application was approved - nine years after he bought the plot. Conversion work is due to start this month, to Gregory's great relief. "I wonder how many other fine old buildings are languishing or falling into disrepair in the UK because conservation architects are not allowed to help turn them into habitable dwellings," he says.

• Andrew Norris, a chartered building surveyor and member of the Institute of Historic Building Conservation (www.ihbc.org.uk), says: "A common misconception among local authorities and conservation groups is that an empty listed industrial premises must revert back to its original use and nothing else. This is usually impossible, as companies want streamlined facilities and up-to-date equipment. None of today's breweries would be able to use a Victorian maltings. Another problem is that many council planning and conservation departments disagree about the role of a listed building.

"As with Mr Butcher, it is important for a buyer to do his research and, if possible, get the support of history and conservation groups, as they can play a key role in an application. Although Mr Butcher's scheme faced initial opposition, he was persistent, had the backing of the parish council and residents and thus ultimately succeeded."

Happy investing!