PLANNING PERMISSION AND ECHO CABINS
As everyone knows, planning policy is complex. In the end, only by submitting a planning application will you receive a definitive answer, but some initial planning advice relating specifically to Echo's cabins may be useful meantime.
ECHO CABINS AND THE BS 3632 :2023 SPECIFICATION
We design and build our cabins to conform to BS3632:2023 as this standard makes it possible for us to create the imaginative, small spaces that are perfect for niche rental accommodation, It can be useful planning -wise in some situations.
WHAT IS THE BS 3632 :2023 SPECIFICATION?
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The BSI specification was originally introduced to ensure minimum standards for residential mobile homes, and was updated in 2023 to improve energy-efficiency, including better levels insulation making them more comfortable and cheaper to run. We work with the criteria set out by the standard that include maximum footprint, maximum internal height, method of delivery; physical capability of the structure to be moved from one place to another and provision of facilities; however the levels of insulation, construction, sustainability and energy efficiency of our prefab cabins significantly exceeds the BSI specification.
The BS 3632:2023 specification is the legal definition of a mobile home for planning purposes, however the intended use of the structure is a significant planning consideration for a structure that follows this designation:
INTENDED USE - INCIDENTAL OR ANCILLARY ?
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The intended use of any development will be a significant in a planning decision. For small buildings such as ours, that may be required to offer a facility not catered for within the main house, and the building is sited within the curtilage of the main house, it's use will most commonly be defined as either:
incidental to the main house . If it meets this designation, such as a garden room for use as an office, music room or artist studio, for instance, it cannot exist without the main house , It is therefore required to meet Permitted Development rules.
or,
ancillary to the main house. This will provide all the facilities of a standard house, and will require planning permission under this designation. The most commonly understood example of this arrangement would be a granny annex, which provides all the facilities of a house.
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As Echo's cabins are designed to meet BS 3632:2023, depending on the intended use , and by whom it is used, it may be permitted to be sited within the curtilage of the main house with a Lawful Development Certificate ( England and Wales) or a Certificate of Lawfulness ( Scotland, Northern Ireland). This will only apply, however, if the cabin is dependent on the main house for services such as power and water; laundry facilities; eating main meals, or storage of furniture or belongings. The person using the accommodation is normally related to those living in the main residence, and it may not be used as a separate main residence in its own right.
INTENDED USE - RENTAL ACCOMMODATION
The cabins we have designed and built as rental accommodation have been through the planning process in a couple of ways, either with with applications specifically for the siting of holiday accommodation or if the site is agricultural land, and as we meet BS 3632:2023, we can make an application for change of use for agricultural land to site a caravan(s). This was the approach we used to obtain permission for the original Modular Pyramid Bothy at Brockloch Farm.
Our designs are ideal for rental accommodation where sustainability and a natural aesthetic are particularly desirable for sites in specially designated areas, such as AONBs. The structures touch the ground lightly, using screw piles where possible, and as they have no traditional foundations, and can be removed from the site, they are not considered to be developments.
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Each site and design proposal is unique, and whatever the proposal, we would always advise working with your Local Planning Authority (LPA) to ensure the appropriate permissions are granted where needed.
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If the intended use of the building is as your main residence, you will need planning permission for a permanent dwelling, regardless if whether or not it complies with the definition of a mobile home.
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PRE PLANNING APPLICATIONS.
If the proposal is for a designated site and /or the site has other has restrictions or other complications, a Pre-Planning Application can be useful to get an indication as to whether or not the Local Planning Authority might grant permission for your project. It can be submitted without the need for detailed plans, and it can be helpful to establish what additional requirements may be required to be met if the full application is to be successful - a full application will need to be made subsequently, but although the process may ultimately take long, a Pre-Planning Application can be useful to establish the feasibility of a proposal prior to investing time and money in what may be an unrealistic plan.
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Each individual UK regional council will follow national guidelines, but also have its own Local Plan and policies, and Town and Country Planning Acts differ between England & Wales, Scotland, and Northern Ireland. You can find the local policies that will apply to your particular site on the appropriate local council's website.
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