New web apps to simplify planning applications to build extensions

For some time, the rules on planning have been difficult to interpret, particularly for homeowners putting in Planning applications to build extensions for extra accommodation or new kitchens. It has led to confusion and, in some cases, added cost for homeowners as many home improvements, such as kitchen extensions and loft conversions, do not need full planning permission. Lack of clear information has seen invalid applications submitted for what are called ‘permitted developments’ rejected with the subsequent wasting of time and money.

In response, the Ministry of Housing, Communities & Local Government has developed two new apps, which are currently being tested in three areas. The first one is designed to help guide homeowners, while the second will also help developers and architects by speeding up and simplifying the application process. In addition, it will help council planning officials manage permitted development applications – tracking progress and putting the information they need to make decisions in a user-friendly format. It puts the focus on data rather than documents, helping planners make decisions much more quickly and efficiently.

The new app for homeowners uses simple language and diagrams to help navigate the system. It asks a series of questions and determines whether the plans meet local and national requirements. Users can then apply within the app for the certificate they need to show their plans are permitted development, allowing building to go ahead.

According to the Ministry, it is a first step towards replacing the current, outdated, paper based system with a fully digital process, which does away with 100 page PDFs and having to find information manually.

Assuming the trials are successful, apps will (presumably) then be made available for all smartphone operating systems.

For the many people who have been put off by the complexities of form filling as well of those who have lost money in fruitless attempts to apply, these new apps could hold the key to a simpler, stress free method of planning application.

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Japanese Knotweed – be afraid, be very afraid (if you are a homeowner)

We tend to think of threats to our property such as beetle infestation, rising damp or flooding. However, it is becoming clear that one of the most potent threats is an innocuous looking plant called Japanese Knotweed.

Japanese knotweed is an aggressive and invasive species of plant that costs landowners, local authorities and building developers thousands of pounds each year in removal fees and project delays.

Since its introduction to the UK in the 19^th century from the Far East due to the beauty of its flowers, Japanese knotweed has had a negative impact on the UK’s ecosystems, causing damage to buildings, walls, hard standing, drainage systems and flood defences. The risk of structural damage caused by Japanese knotweed to property has led mortgage lenders to refuse to lend on properties affected, which in turn can see properties down valued. Unless the infestation is eliminated, prices of properties can be adversely affected.

When buying a property, it always advisable to instruct a RICS qualified surveyor to undertake a Homebuyer’s Report or the more comprehensive full structural survey, in order to have a clear picture of the state of the property. Surveyors are trained to spot plant infestations and Japanese knotweed in particular. It is also worth knowing that it is a criminal offence for sellers not to reveal Japanese knotweed infestations, which emphasises the level of importance that the authorities place on trying to identify and eradicate this menace.

A study by scientists found the plant is impossible to manage with standard measures and homeowners are unable to control the spread of the plant themselves. Its destructive ability means it can be a nightmare for homeowners, as it not only poses a structural risk but it’s very presence can reduce a property’s value by as much as ten per cent. For anyone wishing to eradicate the infestation, only recognised knotweed eradication companies are qualified to eradicate it once it takes root. Costs can start from £5000.

It is estimated it would now cost £1.5 billion to clear the UK of knotweed.
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The Stamp Duty holiday officially ended on 30^th June

The stamp duty holiday (SDLT), introduced in July 2020, was designed to stimulate the housing market by cancelling or reducing stamp duty payments on house purchases during the holiday period when the nil band for residential properties was increased from £125,000 to £500,000.

(The figures given are for England & N. Ireland only. In Scotland and Wales, the figures may vary)

The holiday was extended from its original end date of 31^st March and officially ended on 30^th June. Rather then reimpose the full tariff straight away from July 1^st, the Treasury has reduced the impact of an immediate return to the standard tariff by reducing the nil band from £500,000 to £250,000 and then from 1st October, reducing it further back to its pre- holiday level of £125,000.

From 1 July, stamp duty will only be applicable above £250,000 at the following rates:

• £0-£250,000 = 0%
• £250,001-£925,000 = 5%
• £925,001-£1,500,000 = 10%
• £1,500,000+ = 12%

From 1 October 2021, rates are due to return to normal. That means the point you to start paying stamp duty will revert back to £125,001:

• £0-£125,000 = 0%
• £125,001-£250,000 = 2%
• £250,001-£925,000 = 5%
• £925,000-£1,500,000 = 10%
• £1,500,000+ = 12%

The stamp duty holiday has certainly been a huge incentive for buyers. For some it meant saving as much as £15000. It also proved to be attractive for BTL landlords even though they were still having to pay the usual 3% surcharge which also applies to all second home buyers.

The main driver for the jump in house buying, apart from the stamp duty holiday, has been the pent up demand caused by lockdowns and the desire of urban dwellers to seek more space after experiencing the day to day claustrophobia of being cooped up in confined spaces with little or no access to open air spaces.

One side effect of the rush to buy has been to accelerate the rise in house prices as the supply of property could not keep up with the demand. Subsequently, UK house prices rose on an average by 13.4% in the year to June, according to the Nationwide Building Society. In popular areas such as Cornwall, the average increase was up by 15.5 per cent between March 2020 and 2021.

Since the wind down of the stamp duty holiday started on the 1st July, indications suggest that demand will begin to fall and prices start to stabilise.
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