An Bord Pleanála INSPECTOR S REPORT
|
|
- Cory Douglas
- 5 years ago
- Views:
Transcription
1 An Bord Pleanála INSPECTOR S REPORT DEVELOPMENT: 09.RL2451 QUESTION: whether the construction of an extension (32 sq metres) which has 5 roof lights installed on both side elevations is or is not exempted development or is or is not development at 9 The Rise, Sallins, Naas, Co. Kildare. REFERRER: Kildare County Council PROJECT UNDERTAKER: Graham Flood PLANNING AUTHORITY: Kildare County Council DATE OF SITE INSPECTION: 09 January 2008 INSPECTOR: Mary Crowley 09.RL2451 An Bord Pleanála Page 1
2 INTRODUCTION A referral case has been received by An Bord Pleanála pursuant to Section 5 of the Planning and Development Act, 2000 whereby Kildare County Council have sought a determination as to whether the construction of an extension (32 sq metres) which has 5 roof lights installed on both side elevations is or is not exempted development or is or is not development at 9 The Rise, Sallins, Naas, Co. Kildare. SITE LOCATION AND DESCRIPTION The referral site comprises the curtillage of a two-storey semi detached dwelling located at the end of a cul de sac within a large residential development on the north side of Sallins. The development within the immediate vicinity of the site is characterised by modern two storey dwellings, comprising detached, semi detached and terrace housing. The referral site forms the eastern part of a semi-detached dwelling and is adjacent to a pair of semi-detached dwellings to the west that are similar in style and design to which the referral site forms part. The referral site comprises a two-storey semi detached dwelling, which has been extended northwards into the rear garden to provide single storey accommodation (32 sq metres). Three velux roof lights have been inserted in the eastern face of that pitch roof facing the rear garden of the adjoining dwelling to the east. Two further velux roof lights have been inserted in the western face of the roof facing the rear garden of the adjoining dwelling to the west. DEVELOPEMNT PLAN The site is within the development plan boundaries of the Sallins Local Area Plan 2001 in an area designated Zone B Existing Residential where it is an objective to protect and improve existing residential amenity; to provide for new and improved ancillary services. REFERRAL PLANNING HISTORY Reg Ref UD Under section 154 & 155 Planning & Development Act, 2000 to 2002, Kildare County Council served an Enforcement Notice to Graham Flood, 9 The Rise, Sallins Park, Sallins, Co. Kildare on 12 th December 2006 advising that lands had been developed without permission as required by Part III of the Planning & Development Act, 2000 consisting of the construction of an extension to the rear of the primary dwelling, including the installation of Velux type windows above ground floor level. BACKGROUND Planning Authority Report The Planning Authority s decision to issue an Enforcement Notice is based on a report by the Local Authority Planner following a complaint regarding the development of lands to the rear of No 9 The Rise, Sallins. The Local Authority Planner carried out a site inspection where it was noted that the extension under construction was approximately 4 metres X 8 metres with windows on both sides at ground floor level together with 5 no Velux type windows located on the roof of the extension, 3 of which face the complainants land. 09.RL2451 An Bord Pleanála Page 2
3 The Planner noted that under Class 1 of Schedule 2 of the Planning Regulations 2001 any window proposed above ground level in any such extension shall not be less than 11 metres from the boundary it faces. Based on the fact that the windows are approximately 1 metre from the common boundary the Planner is of the opinion that the windows constitute an unauthorised development. The Planner recommended that an enforcement notice be served on Graham Flood in respect of the complaint received. Project Undertakers Submission to the Planning Authority A case on behalf of the project undertaker, Graham Flood was prepared and submitted by JJ Martin, Engineering & Design. The submission is outlined below: The extension in its entirety is exempt from planning permission under Schedule 2, Part 1, Class 1, (Exempted Development). Furthermore as a conservatory less than 40 sq metres in area and totally to the rear of the original house is exempted then it naturally follows that skylights/roof lights are also exempted. The Velux type units in question as with a glass conservatory roof do not allow for overlooking as they are in the roof and thus above head height. The purpose of the skylights/roof lights is to allow natural light to the ground floor extension, they do not allow for the overlooking of neighbouring properties as they can only be seen through from the ground floor. Three other County Council Planning Offices, (Dublin City Council, South Dublin County Council and Meath County Council) confirmed that Velux Type Skylights/Roof lights are exempt as overlooking is not an issue. Dormer windows require planning permission as they allow overlooking. Planning Authority Response to Project Undertakers Submission Following a further site inspection the Planning Authority issued a written response to the project undertaker stating that the Planning Authorities opinion that the Velux type windows are unauthorised remained together with the reasons behind the Planning Authorities decision to issue the enforcement notice, summarised below: The windows are situated approximately 1.5 metres from the site boundary and represent and intrusion on the amenities of both side-adjoining dwellings. The opinions of three other Councils notwithstanding the subject windows in the instance are to the side of the house and without question have overlooking issues. Furthermore, Schedule 2, Part 1, Class 1 6(b) states any window proposed above ground floor level in any such extension shall not be less than 11 metres from the boundary it faces. Since these widows are above the eaves level they are considered to be above ground floor level. Project Undertakers Submission to the Planning Authority A further submission on behalf of the project undertaker, Graham Flood was prepared and submitted by JJ Martin, Engineering & Design. The submission raise similar points to the previous submission. Additional comments are outlined below: 09.RL2451 An Bord Pleanála Page 3
4 Having regard to the height, and depth of roof structure the velux windows do not permit overlooking in any fashion towards any of the adjoining properties as they are between 3.1 metres and 3.8 metres above ground floor level. This is a single storey structure with a vaulted ceiling where the velux windows are a part of the roof at ground floor. As the velux unit is in the same plane as the roof structure it ultimately faces upwards. A velux unit is intended to allow light ingress and not for observation. Planning Authority Response to Project Undertakers Submission The developer is of the belief that the works carried out are entirely exempted development. The planning authority considers that the said windows to be unauthorised. On this basis it is recommended that the matter be referred to An Bord Pleanála under the provision of Section 5(4) of the Planning and Development Act to decide whether the installation of 5 no roof lights on a single storey extension is or is not exempted development. THE REFERRER S SUBMISSION TO AN BORD PLEANALA The referral by Kildare County Council summarises much of the foregoing correspondence. The main points of which may be summarised as follows: Overlooking in this case is occurring by the presence of 5 no velux windows each of which is below 4 metres in height. In a similar situation where Fingal County Council decided that the 5 no windows were not exempted development An Bord Pleanala found in favour of the referrer (developer). In deciding in favour of the referrer, the ABP inspector states: Having regard, therefore to the fact that the roof lights inserted in the western face of the roof over the extension and in the southern face of the roof over the main body of the dwelling comprise works of alteration to that dwelling which do not materially affect the external appearance of the dwelling so as to render its appearance inconsistent with the character of the dwelling or of neighbouring dwellings, I consider that the roof lights are exempted development by virtue of Section 4(1)(h) of the 2000 Act ad are therefore, development which is exempted development. Given that the completed extension is a single storey unit, it is the planner s view that inclusion of 5 no velux windows, each of which is clearly visible from adjoining properties, has materially altered the external appearance of the dwelling. Furthermore it is clear that if an individual development does not satisfy the parameters set out in Section 4(1)(h) of the Act, then the regulations cannot be relied upon for subsequent amelioration. PROJECT UNDERTAKERS CASE A case on behalf of the project undertaker, Graham Flood was prepared and submitted by JJ Martin, Engineering & Design. The points raised are similar to those raised in previous correspondence to the Planning Authority. Additional points can be summarised as follows: Any exempted development in the form of an extension, sunroom or conservatory would materially alter the external appearance of the initial subject structure, as it is the addition of an entirely new structure. 09.RL2451 An Bord Pleanála Page 4
5 Article 4(1)(h) is of more prominent importance when the alterations are being made to the front elevation of an existing structure or an area of the structure which can be visible from the main road. This explains the stipulation that exempted developments should be entirely to the rear. Based on a site visit report that stated that the rest of the extension has been constructed within the parameter of exemption restrictions it can be decreed that it has always been the opinion of the Local Authority that only the velux windows were contestable. Valid arguments and physical proof have been expressed to counteract the logic behind the argument that roof lights on a single storey extension are considered to be first floor windows and thus subject to the same dimensional criteria laid out in the Guidelines. It has also been expressed that it is a physical impossibility that these windows allow for any possible overlooking by the occupants of No 9 the rise. The reasoning behind the Local Authority s view on the exemption/non exemption of the roof lights has changed over time demonstrating a lack of consistency in the Local Authority s argument. Initially the reasoning is expressed that these are subject to first floor window stipulations. However the most recent report stated that is considered that the inclusion of 5 no velux units have materially altered the external appearance of the subject structure relative to those adjoining. PLANNING AUTHORITYS OBSERVATIONS ON PROJECT UNDERTAKERS SUBMISSION The Authority s has indicated, in a short letter, that it has no further comments to make and requests referral to the previous planners report. LEGISLATIVE CONTEXT Planning and Development Act Section 2(1) of the Act defines works as Any act or operation of construction, excavation, demolition, extension, alteration, repair or renewal Section 3(1) of the Act defines development except where the context otherwise requires as: The carrying out of any works on, over or under land or the making of any material change in the use of any structures or other land. Section 4(1)(h) provides for exempted development as Development consisting of the carrying out of works for the maintenance, improvement or other alteration of any structure, being works which affect only the interior of the structure or which do not materially affect the external appearance of the structure so as to render the appearance inconsistent with the character of the structure or of neighbouring structures. Section 4(2) of the Act provides that the Minister may, by regulations, provide for any class of development to be exempted development. The principle regulations made under this section are the Planning and Development Regulations, RL2451 An Bord Pleanála Page 5
6 Planning and Development Regulations Article (6)(1) states that subject to Article 9 development of a class specified in column 1 of Part 1 of Schedule 2 shall be exempted development for the purposes of the Act, provided that such development complies with the conditions and limitations specified in column 2 of the said Part 1 opposite the mention of that class in the said column 2. Article 9 provides restriction on exemptions where it states: 9(1) Development to which Article 6 relates shall not be exempted development for the purposes of the Act (a) if the carrying out of such development would (viii) Consist of or compromise the extension, alteration, repair or renewal of an unauthorised structure or a structure the use of which is an unauthorised use Schedule 2 Part 1 Exempted Development General Classes 1 8 describes classes of development situated within the curtillage of a house which are exempted development, provided that such development complies with the conditions and limitations expressed at Column 2 for each class. Class 1 which is the relevant class in this case refers to: Class 1 The extension of a house, by the construction or erection of an extension (including a conservatory) to the rear of a house or by the conversion for use as part of the house of any garage, store, shed or other similar structure attached to the rear or to the side of the house. The conditions and limitations, which apply to the class, include: 1 (a) Where the house has not been extended previously, the floor area of any such extension shall not exceed 40 square metres. 4. (a) Where the rear wall of the house does not include a gable, the height of the walls of any such extension shall not exceed the height of the rear wall of the house. (c) The height of the highest part of the roof of any such extension shall not exceed, in the case of a flat roofed extension, the height of the eaves or parapet, as may be appropriate, or, in any other case, shall not exceed the height of the highest part of the roof of the dwelling. 5. The construction or erection of any such extension to the rear of the house shall not reduce the area of private open space, reserved exclusively for the use of the occupants of the house, to the rear of the house to less than 25 sqm. 6. (a) Any window proposed at ground level in any such extension shall not be less than 1 metre from the boundary it faces. (b) Any window proposed above ground level in any such extension shall not be less than 11 metres from the boundary it faces. 7. The roof of any extension shall not be used as a balcony or roof garden. RELEVANT DECISIONS OF THE BOARD 09.RL2451 An Bord Pleanála Page 6
7 I have searched the Board s list of references/referrals and there is no previous case with exactly the same circumstances as the present one, from which precedent may immediately be taken. ASSESSMENT This referral has been made under Section 5 of the Planning and Development Act, 2000 and has arisen from a request to the Board from Kildare County Council to decide whether the construction of an extension (32 sq metres) which has 5 roof lights installed on both side elevations is or is not exempted development or is or is not development at 9 The Rise, Sallins, Naas, Co. Kildare. It clearly comprises development but the question to be determined is whether it comprises exempted development. This question, as pointed out in the referral and other submissions, hinges on the interpretation and application of that part of the exempted development regulation relating to domestic extensions, in this case the extension and roof lights to the rear of the subject site. The Planning Authority initially took the view that the roof lights were above the eaves level and for that reason above ground floor level. Based on this view that the roof lights were above ground floor level and were located less then 11 metres from the common boundary it was considered that they constituted an unauthorised development under Schedule 2, Part 1, Class 1 6(b) where any window proposed above ground level in any such extension shall not be less than 11 metres from the boundary it faces. An Enforcement Notice issued to this effect. However in their referral submission to An Bord Pleanála the Planning Authority view shifted to the opinion that the roof lights have materially altered the external appearance of the structure and are therefore unauthorised development by virtue of Section 4(1)(h) of the 2000 Planning Act. In support of this view reference is made to a similar situation where Fingal County Council decided that 5 no windows were not exempted development. However An Bord Pleanála found in favour of the developer in this instance stating that the roof lights are exempted development by virtue of Section 4(1)(h) of the 2000 Act and are therefore, development, which is, exempted development. The project undertaker argues that like a conservatory the roof lights are on a single storey extension, are part of the roof at ground level and thus exempted development. This contradicts the Planning Authority logic that roof lights on a single storey extension are first floor windows and thus subject to the same dimensional criteria laid out in Schedule 2, Part 1, Class 1 6(b) of the Planning and Development Regulations As can be noted above the issues arising in the case have moved from the reasoning as expressed that the 5 roof lights are subject to first floor window stipulations to the most recent Planning Authority report stating that the inclusion of 5 no roof lights have materially altered the external appearance of the subject structure relative to those adjoining. It is therefore appropriate in the first instance to adjudicate as to whether Class 1 of Part 1, Schedule 2 relating to extension to the rear of a house applies. A total of seven conditions and limitations are set out in relation to this class, which must be satisfied if the development in question can be considered to be exempted. Those that are relevant to this case are Nos 6(a) and 6(b) and they will be examined below. For the purposes of clarification I would submit that the proposal: (a) does not exceed 40 sqm (proposed floor area 32 sqm.) 09.RL2451 An Bord Pleanála Page 7
8 (b) the extension is single storey only (c) the height of the walls does not exceed the height of the rear wall of the house (d) the height of the highest part of the hipped roof does not exceed the eaves of the existing dwelling. (e) does not reduce the area of private open space to the rear of the house to less than 25 sqm. (f) The roof of the extension is not to be used as balcony or roof garden. Schedule 2, Part 1, Class 1 6(a) and (b) of the Planning and Development Regulations sets out the following conditions and limitations; 6. (a) Any window proposed at ground level in any such extension shall not be less than 1 metre from the boundary it faces. (b) Any window proposed above ground level in any such extension shall not be less than 11 metres from the boundary it faces. In this context the referrer contends that the roof lights are above the eaves level and for that reason above ground floor level and should be subjected to the conditions and limitation of Schedule 2, Part 1, Class 1 6(b) where any window proposed above ground level in any such extension shall not be less than 11 metres from the boundary it faces. The project undertaker argues the roof lights are part of the roof at ground level and thus exempted development. Article 5(2) of the Local Government (Planning and Development) Regulations 2001 defines ground level as: In Schedule 2, unless the context otherwise requires, any reference to the height of a structure, plant or machinery shall be construed as a reference to its height when measured from ground level, and for that purpose ground level means the level of the ground immediately adjacent to the structure, plant or machinery or, where the level of the ground where it is situated or is to be situated is not uniform, the level of the lowest part of the ground adjacent to it. Ground level under the above definition can be reasonably construed as the level of the ground immediately adjacent to the structure, and the level of the lowest part of the ground adjacent to it, which in this case is the ground level of this single storey rear extension. The referrer and the project undertaker are satisfied that the single storey rear extension is at ground level and as the windows at ground level in the side and rear elevations are not less than 1 metre from the boundary they face they are considered to be exempted development. However the Referrer is of the opinion that the 5 no roof lights are above ground level and therefore subjected to different conditions and limitations then those in side and rear elevations of this ground floor extension. While I concur with the Planning Authority s observation that the roof lights are above the eaves level I fundamentally disagree with the notion that for this reason they are above ground floor level. I would draw the Boards attention to the fact that within Schedule 2, Part 1, Class 1 Planning and Development Regulations condition and limitation No 6 uses the terms at ground level and above ground level whereas the term at ground floor is used only in condition and limitation No 3 therein. To take condition and limitation No 6(a) literally, it would mean that any window would have to be at ground level and condition and limitation 6(b) would 09.RL2451 An Bord Pleanála Page 8
9 mean literally that any window above ground level would have to be not less than 11 metres from a boundary. This is clearly unworkable and must not be what was intended. Accordingly, one must take a commonsense interpretation of 6(a) and 6(b) to respectively mean any window proposed at a ground floor level has to be not less than 1 metre from the boundary it faces and any window proposed at an above ground floor level has to be not less than 11 metres. Applying this to the current case I would make the following comments. From my site inspection it was evident that the single storey extension has a vaulted ceiling where the roof lights are a part of the roof. Similarly to the windows on the side and rear wall it is reasonable to conclude in this instance that the 5 no velux windows are also at a ground floor level as the purpose of the roof lights is solely to allow light ingress to the ground floor extension. On this basis I am satisfied that there is no development above ground level and therefore the conditions and limitations of Schedule 2, Part 1, Class 1 6(b) do not apply. Therefore I agree with the project undertaker s argument that the extension in its entirety is exempt from planning permission under Schedule 2, Part 1, Class 1, (Exempted Development). However should the Board concur with the referrers latter view that the inclusion of 5 no velux windows has materially altered the external appearance of the dwelling, I would submit the following. The referrer places reliance on the precedent value of two previous referral decisions by An Bord Pleanála in support of their opinion. In referral case PL06F.RL.2162 as to whether the installation of five roof lights is or is not development or exempted development An Bord Pleanala decided that the installation of one roof light in the southern face of the roof of the original dwelling is development and is exempted development, and the installation of four roof lights to the rear of house is development and is not exempted development not coming either within the scope of section 4(1)(h) of the Planning and Development Act, 2000, or within the exempted development provisions of Class 1 of Part 1 of Schedule 2 to the Planning and Development Regulations, In referral case PL06D.RL.2335 as to whether the replacement of single glazing with double glazing to the front and rear elevations and the addition of roof lights to the rear of the existing house (a protected structure) is or is not development and is or is not exempted development An Bord Pleanala decided that the said replacement of single glazing with double glazing to the front and rear elevations and the said addition of roof lights to the rear of the existing house, (a protected structure) are development and are exempted development as the scope of the works comes within the provisions of section 4(1)(h) of the Planning and Development Act, It is clear that the these two examples relate to Section 4(1)(h) of the Planning and Development Act, 2000 that provides for exempted development as development consisting of the carrying out of works for the maintenance, improvement or other alteration of any structure, being works which affect only the interior of the structure or which do not materially affect the external appearance of the structure so as to render the appearance inconsistent with the character of the structure or of neighbouring structures. I do not consider the example referred to by the Planning Authority to be relevant to this referral as the circumstances in the quoted example are not similar to the circumstances in this case and cannot be used as a comparator. In my opinion the roof lights are minor works, they do not alter the shape of the roof, its colour, design or layout. I am satisfied that the addition of the five roof lights, would not, in my view, render the appearance of the structure inconsistent with 09.RL2451 An Bord Pleanála Page 9
10 the character of the structure or of neighbouring structures, as the roof lights would be entirely unobtrusive. I would therefore reject the Planning Authority s view on this matter. RECOMMENDATION Having regard to the above, I recommend that the Board decide that the proposed extension is an exempted development by virtue of Section 4(2) of the 2000 Act. The five roof lights inserted on both sides of the roof over the ground floor extension adjacent to the party boundary/wall comprises development at ground level, complies with Condition and Limitation 6(a) of Class 1 of Part 1 of the Second Schedule to the Planning and Development Regulations, 2001 and is therefore exempted development. If the Board concurs with this recommendation I would suggest the following draft order: WHEREAS the question has arisen as to whether the construction of an extension (32 sq metres) which has 5 roof lights installed on both side elevations is or is not exempted development or is or is not development at 9 The Rise, Sallins, Naas, Co. Kildare. AND WHEREAS Kildare County Council, Aras Chill Dara, Devoy Park, Naas, Co. Kildare requested a declaration to An Bord Pleanála on the said request on 27 th June 2007 AND WHEREAS An Bord Pleanála, in considering this reference, had regard particularly to: a) Sections 2, 3 and 4 of the Planning and Development Act, 2000 (as amended), and b) Article 6 and 9 of the Planning and Development Regulations, 2001 and c) Article 5(2) of the Planning and Development Regulations 2001 including the definition of ground level and d) Class 1 of Part 1 of Schedule 2 of the Planning and Development Regulations, 2001 AND WHEREAS An Bord Pleanála has concluded that- The rear single storey extension which includes 5 roof lights installed on both side elevations of the roof (further to the definition of ground level under article 5(2) of the Planning and Development Regulations 2001) adjacent to the party boundary/wall with the adjoining property No 8 and No 10 The Rise, Sallins complies with Condition and Limitation 6(a) of Class 1 of Part 1 of the Second Schedule to the Planning and Development Regulations, 2001 which requires any window proposed at ground level in any such extension shall not be less than 1 metre from the boundary it faces. NOW THEREFORE An Bord Pleanála, in exercise of the powers conferred on it by Section 5(3)(a) of the Planning and Development Act, 2000, hereby decides that the works involving an extension and five roof lights to the dwelling is development and are exempted development. Mary Crowley Planning Inspector 24 January RL2451 An Bord Pleanála Page 10
Permitted development for householders
Welsh Government Technical Guidance Permitted development for householders Version 2 April 2014 Digital ISBN 978 1 4734 1165 4 Crown Copyright 2014 WG21784 CONTENTS 1: INTRODUCTION 2 2: KEY CONCEPTS 4
More informationDo I need Planning Permission? Frequently Asked Questions
Do I need Planning Permission? Frequently Asked Questions N.B. This information is intended as a guide to residential use only. It does not apply to commercial premises. It is not a legal interpretation
More informationCORK COUNTY COUNCIL. Sites Kilmoney Woods Kilmoney Carrigaline
CORK COUNTY COUNCIL ORDER NO: 14/5038 O.S. NO. 98/4 SUBJECT: Application Reg. Ref. No. 14/05099 for: at: Construction of 10 no. detached dwellings and 10 no. detached garages and carrying out of ancillary
More informationPlanning Neighbour Consultation Policy
The Council believes that local people have a key role to play in shaping the quality of their environment, and is committed to involving the community in planning decisions. This guidance note specifically
More informationan Inspector appointed by the Secretary of State for Communities and Local Government
Appeal Decision Site visit made on 31 March 2015 by Jonathan Hockley BA(Hons) DipTP MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 14 April 2015
More informationBERMUDA DEVELOPMENT AND PLANNING (GENERAL DEVELOPMENT) ORDER 1999 BR 83 / 1999
QUO FA T A F U E R N T BERMUDA DEVELOPMENT AND PLANNING (GENERAL DEVELOPMENT) ORDER 1999 BR 83 / 1999 TABLE OF CONTENTS 1 2 3 4 5 6 7 Citation Interpretation Restrictions on application of order Permitted
More informationLOCAL MEMBER OBJECTIONS
COMMITTEE DATE: 07/02/2018 LOCAL MEMBER OBJECTIONS APPLICATION No. 17/02129/MNR APPLICATION DATE: 06/09/2017 ED: APP: TYPE: LLANRUMNEY FULL APPLICANT: BRIGHTSIDE MANOR CARE HOME LOCATION: 639 NEWPORT ROAD,
More informationby Mrs A Fairclough MA BSc(Hons) LLB(Hons) PGDipLP(Bar) IHBC MRTPI
Appeal Decisions Site visit made on 20 January 2015 by Mrs A Fairclough MA BSc(Hons) LLB(Hons) PGDipLP(Bar) IHBC MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government
More informationPlanning Permission Detail. The Lydiate Heswall Merseyside CH60 8PR
Planning Permission Detail The Lydiate Heswall Merseyside CH60 8PR December 2015 W Notice of Grant of Planning Permission Regeneration and Environment David Ball Head of Regeneration and Planning Town
More information1. The matter to be determined
Determination 2014/049 The proposed refusal to issue a building consent without a certificate of acceptance first being obtained for building work to convert a shed to a dwelling at 6 Allan Street, Waikari
More informationThe issue of a notice to fix requiring removal of a conservatory to the upper level of a house at 13 Westenra Terrace, Cashmere, Christchurch
Determination 2014/050 The issue of a notice to fix requiring removal of a conservatory to the upper level of a house at 13 Westenra Terrace, Cashmere, Christchurch Figure 1: View of conservatory over
More informationSTATUTORY INSTRUMENTS. S.I. No. 526 of 2018 BUILDING CONTROL (AMENDMENT) REGULATIONS 2018
STATUTORY INSTRUMENTS. S.I. No. 526 of 2018 BUILDING CONTROL (AMENDMENT) REGULATIONS 2018 2 [526] S.I. No. 526 of 2018 BUILDING CONTROL (AMENDMENT) REGULATIONS 2018 I, DAMIEN ENGLISH, Minister of State
More informationHeritage Commercial Residential Zone (C4)
26-1 9.4. Heritage Commercial Residential Zone (C4) 9.4.1. Permitted Uses Bylaws No. The following uses are permitted in a C4 Zone: 34-93, 180-2003 63-2012.1 Arts schools. 3-2015.2 Art galleries..3 Lodging
More information1 The development shall be begun not later than the expiration of three years from the date of this permission.
Approve Planning Permission TOWN AND COUNTRY PLANNING ACT 1990 To: Moreno Carbone 15 Alma Terrace YO10 4DQ Application at: Alma House 15 Alma Terrace York YO10 4DQ For: Conversion of guest house (use class
More informationStrategic Housing Development. Application Form
Strategic Housing Development Application Form Before you fill out this form Please note that failure to complete this form or attach the necessary documentation, or the submission of incorrect information
More informationan Inspector appointed by the Secretary of State for Communities and Local Government
Appeal Decision Site visit made on 29 September 2011 by R J Maile BSc FRICS an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 4 October 2011 Appeal Ref:
More informationSPECIAL SECTIONS 500.
SPECIAL SECTIONS 500. Notwithstanding the "R3" zone designation, the lands delineated on Schedule "B" of this By-law as "R3-500" shall only be used for single-family detached dwellings in cluster development
More informationAccessory Buildings (Portion pulled from Town Code Updated 2015)
Accessory Buildings (Portion pulled from Town Code Updated 2015) SECTION 1: TITLE 13 entitled Zoning, Chapter 2 entitled General Provisions, Section 13-2-10 entitled Building Location, Subsection 13.2.10(b)
More informationNOTIFICATION OF GRANT OF Outline Planning Permission
Mr Brian Jennings San Pio Victoria Road Kingsdown Deal, Kent CT14 8DY Town and Country Planning Act 1990 Town and Country Planning (Applications) Regulations 1988 APPLICATION NUMBER DOV/10/00290 NOTIFICATION
More informationan Inspector appointed by the Secretary of State for Communities and Local Government
Appeal Decision Site visit made on 6 January 2015 by Anne Napier-Derere BA(Hons) MRTPI AIEMA an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 6 February
More informationCITY OF TORONTO. BY-LAW No (OMB)
CITY OF TORONTO BY-LAW No. 398-2000(OMB) To amend By-law No. 438-86, the General Zoning By-law, as amended, respecting lands generally bounded by Yonge Street, Shaftesbury Avenue, Price Street and Park
More informationMR PETER WHITE MRS OLGA WHITE. And MR STEPHEN LITTLE MRS MICHELLE LITTLE AUTHORISED JUDGMENT
MR PETER WHITE MRS OLGA WHITE Appellants And MR STEPHEN LITTLE MRS MICHELLE LITTLE Respondents AUTHORISED JUDGMENT - 9.2.17 1. The Appellants appeal against a Party Wall Award, dated 6.10.16, made by the
More informationASHFORD BOROUGH COUNCIL
ASHFORD BOROUGH COUNCIL GRANT OF PLANNING PERMISSION IMPORTANT NOTES Notification of permission under the Planning Acts does NOT convey consent under The Building Regulations 1. The development to which
More informationTown and Country Planning Act Town and Country Planning (Development Management Procedure) (England) Order Grant of planning permission
Development Management Place Department 6th Floor, Bernard Weatherill House 8 Mint Walk Croydon CR0 1EA Mr Fidel Miller Stiles Harold Williams 69 Park Lane Croydon London CR0 1BY United Kingdom Please
More informationDÚN LAOGHAIRE RATHDOWN COUNTY COUNCIL. APPLICATION FOR PRE-PLANNING CONSULTATION Section 247 Planning and Development Act, 2000 (as amended)
OFFICE USE ONLY PAC/SHD NUMBER: DATE RECEIVED: DÚN LAOGHAIRE RATHDOWN COUNTY COUNCIL APPLICATION FOR PRE-PLANNING CONSULTATION Section 247 Planning and Development Act, 2000 (as amended) Planning & Organisational
More informationPART 2 EXEMPTED DEVELOPMENT. 5. (1) In this Part
PART 2 EXEMPTED DEVELOPMENT Interpretation for this Part. 5. (1) In this Part aerodrome means any definite and limited area (including water) intended to be used, either wholly or in part, for or in connection
More informationComhairle Conine Fhine Gall Bosen 174,
Comhairle Conine Fhine Gall Bosen 174, Contae Chath. P.O. Box 174, Main Street, Swords, Dublin. Tel: (01) 8905670 Fax: (01) 890 5789 Email: planning@fingakocoje PLANNING DEPARTMENT - NOTIFICATION OF GRANT
More informationS.I. No. of PLANNING AND DEVELOPMENT (AMENDMENT) (No. 2) REGULATIONS 2018
S.I. No. of 2018 PLANNING AND DEVELOPMENT (AMENDMENT) (No. 2) REGULATIONS 2018 I, Damien English, Minister of State at the Department of Housing, Planning and Local Government, in exercise of the powers
More informationPLANNING COMMITTEE DATE: 07/09/2015 REPORT OF THE SENIOR MANAGER PLANNING AND ENVIRONMENT SERVICE CAERNARFON. Number: 6
PLANNING COMMITTEE DATE: 07/09/2015 REPORT OF THE SENIOR MANAGER PLANNING AND ENVIRONMENT SERVICE CAERNARFON Number: 6 PLANNING COMMITTEE DATE: 07/09/2015 REPORT OF THE SENIOR MANAGER PLANNING AND ENVIRONMENT
More informationAmended Bill No. 26, Ordinance No. 26, Session 2015 ARTICLE 1701 BOCA National Building Code
Amended Bill No. 26, Ordinance No. 26, Session 2015 ARTICLE 1701 BOCA National Building Code 1701.01 Adoption and file copies. 1701.02 Amendments to adopted code. 1701.03 Saving clause. 1701.04 Enforcement
More informationCITY OF TORONTO. BY-LAW No (OMB) To amend Restricted Area Zoning By-law No. 1916, as amended, of the former Town of Leaside.
CITY OF TORONTO BY-LAW No. 880-2001(OMB) To amend Restricted Area Zoning By-law No. 1916, as amended, of the former Town of Leaside. Zoning By-law No. 1916, as amended, is hereby amended as follows: 1.
More informationCITY OF TORONTO. BY-LAW No
Authority: North York Community Council Item 8.35, as adopted by City of Toronto Council on July 12, 13 and 14, 2011 Enacted by Council: October 4, 2012 CITY OF TORONTO BY-LAW No. 1228-2012 To amend Zoning
More informationPLANNING DECISION NOTICE
Town and Country Planning Act 1990 PLANNING DECISION NOTICE 1 Details of the application Reference: F/YR16/0571/F Registered: 6 July 2016 Applicant: Greene King Per: Agent: Mr J Sturgess Caldecotte Consultants
More informationTHE CORPORATION OF THE CITY OF MISSISSAUGA HERITAGE PERMITS BY-LAW (Amended by 3-19)
THE CORPORATION OF THE CITY OF MISSISSAUGA HERITAGE PERMITS BY-LAW 78-18 (Amended by 3-19) WHEREAS subsection 11(3)5 of the Municipal Act, 2001, S.O. 2001, c. 25, as amended, (the Municipal Act, 2001 )
More informationTHE TOWNSHIP OF WILMOT BY-LAW NO
THE CORPORATION OF THE TOWNSHIP OF WILMOT BY-LAW NO. 2005-53 Being a By-law respecting Construction, Demolition, Change of Use, Conditional Permits, Sewage Systems and Inspections WHEREAS Section 7 of
More informationAT 63 Goldsmith Drive, Newport Pagnell, Buckinghamshire FOR Crystal Homes Ltd (as amended by Drawings received 5 February 2008) INTRODUCTION
07/02120/FUL TWO STOREY SIDE EXTENSION AT 63 Goldsmith Drive, Newport Pagnell, Buckinghamshire FOR Crystal Homes Ltd (as amended by Drawings received 5 February 2008) INTRODUCTION The application property
More informationWicomico Amendments to the 2015 IRC & IBC IRC:
Wicomico Amendments to the 2015 IRC & IBC IRC: Add to the end of R101.2 Scope Structures moved into or within the jurisdiction shall comply with the provisions of this code for new structures. All applicable
More informationAPPLICATION TO EXTEND COMPLIANCE PERIOD OF A BREACH OF CONDITION NOTICE REGARDING ACCESS TO RESIDENTIAL STATIC CARAVANS
Enforcement Ref: 08/00446/COMPCH APPLICATION TO EXTEND COMPLIANCE PERIOD OF A BREACH OF CONDITION NOTICE REGARDING ACCESS TO RESIDENTIAL STATIC CARAVANS AT 24 Gun Lane, Sherington, Newport Pagnell Ward:
More informationS.I. No. of 2018 PLANNING AND DEVELOPMENT (AMENDMENT) REGULATIONS 2018
S.I. No. of 2018 PLANNING AND DEVELOPMENT (AMENDMENT) REGULATIONS 2018 I, Damien English, Minister of State at the Department of Housing, Planning and Local Government, in exercise of the powers conferred
More informationSOUTH CAMBRIDGESHIRE DISTRICT COUNCIL. REPORT TO: Planning Committee 3 December 2014 Planning and New Communities Director
SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL REPORT TO: Planning Committee 3 December 2014 AUTHOR/S: Planning and New Communities Director Application Number: Parish: Proposal: Site address: Applicant(s): Recommendation:
More informationNew changes to the General Permitted Development Order (GDPO) will come into force on 15 April 2015.
planning & construction New Permitted Development Rights England April 2015 New changes to the General Permitted Development Order (GDPO) will come into force on 15 April 2015. These changes only apply
More informationThe Corporation of the County of Peterborough. By-law No
The Corporation of the County of Peterborough By-law No. 2017-19 A By-law to Establish Development Charges for the County of Peterborough and to repeal By-law No. 2016-83 Whereas subsection 2(1) of the
More informationPROPERTY MAINTENANCE. Chapter 438 FENCES - HEIGHT - REGULATION
PROPERTY MAINTENANCE Chapter 438 FENCES - HEIGHT - REGULATION 4381.1 Boulevard - defined 438.1.2 Engineer - defined CHAPTER INDEX Article 1 INTERPRETATION 438.1.3 Exterior side yard - defined 438.1.4 Fence
More informationFAQ for Disability Access Certificate - Regularisation Cert - 7 Day Notice
FAQ for Disability Access Certificate - Regularisation Cert - 7 Day Notice The following is a series of questions posed to the Department following the commencement of the Building Control (Amendment)
More informationHeritage Revitalization Agreement Bylaw No. 4877, 2016 (5616 Westport Place)
District of West Vancouver Heritage Revitalization Agreement Bylaw No. 4877, 2016 (5616 Westport Place) Effective Date: Heritage Revitalization Agreement Bylaw No. 4877, 2016 (5616 Westport Place) 1 District
More informationMigrant Farm Worker Housing Manufactured Buildings
The following checklist will help to serve as a guide for building permit applicants wishing to move pre-manufactured buildings onto their property to house migrant farm workers (as defined in Delta Zoning
More informationTOWN OF SIDNEY SIGN BYLAW 2058
TOWN OF SIDNEY SIGN BYLAW 2058 TOWN OF SIDNEY BYLAW NO. 2058 A BYLAW TO REGULATE THE CONSTRUCTION AND MAINTENANCE OF SIGNS WHEREAS Council may, pursuant to Section 908 of the Local Government Act and Section
More informationADOPTION OF AN AMENDMENT TO CHAPTER 112 (ZONING) OF THE 1976 CODE OF THE COUNTY OF FAIRFAX, VIRGINIA
ZO-06-391 ADOPTION OF AN AMENDMENT TO CHAPTER 112 (ZONING) OF THE 1976 CODE OF THE COUNTY OF FAIRFAX, VIRGINIA At a regular meeting of the Board of Supervisors of Fairfax County, Virginia, held in the
More informationPhysical Planning CAP
LAWS OF Physical Planning CAP. 8.03 43 [Subsidiary] PHYSICAL PLANNING REGULATIONS SECTION 64 (S.R.O. 67 of 1996) Commencement [1 October 1996] Short title 1. These Regulations may be cited as the Physical
More information38 Estate Drive Zoning Application Final Report
STAFF REPORT ACTION REQUIRED 38 Estate Drive Zoning Application Final Report Date: April 16, 2009 To: From: Wards: Reference Number: Scarborough Community Council Director, Community Planning, Scarborough
More informationSECTION 3 LAND USE DISTRICTS AND MAPS
SECTION 3 August 3, 2001 LAND USE DISTRICTS AND MAPS LIST OF LAND USE DISTRICTS 3.1 For the purpose of this by-law, the following land use districts are hereby established and may hereinafter be referred
More informationSOUTH CAMBRIDGESHIRE DISTRICT COUNCIL. Executive Director / Corporate Manager - Planning and Sustainable Communities
SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL REPORT TO: Planning Committee 9 th May 2007 AUTHOR/S: Executive Director / Corporate Manager - Planning and Sustainable Communities Notes: S/0300/07/F LITTLE ABINGTON
More informationRegarding the issuing of a code compliance certificate for building work affecting other property at 2C Hastie Avenue, Mangere, Auckland
Determination 2013/062 Regarding the issuing of a code compliance certificate for building work affecting other property at 2C Hastie Avenue, Mangere, Auckland 1. The matters to be determined 1.1 This
More informationAttic Regulation Workshop November 19, :30 PM
Attic Regulation Workshop November 19, 2013 7:30 PM The Rye City Council is considering a local law to amend the City Zoning Code to change how attic space is included in the calculation of gross floor
More informationAmended Bill No. 26, Ordinance No. 26, Session 2012 ARTICLE 1701 BOCA National Building Code
Amended Bill No. 26, Ordinance No. 26, Session 2012 ARTICLE 1701 BOCA National Building Code 1701.01 Adoption and file copies. 1701.02 Amendments to adopted code. 1701.03 Saving clause. 1701.04 Enforcement
More informationS.I. No. of 2016 PLANNING AND DEVELOPMENT (AMENDMENT) REGULATIONS 2016
S.I. No. of 2016 PLANNING AND DEVELOPMENT (AMENDMENT) REGULATIONS 2016 I, Paudie Coffey, Minister of State at the Department of the Environment, Community and Local Government, in exercise of the powers
More informationNOTICE OF PASSING OF A ZONING BY-LAW TO AMEND ZONING BY-LAW 8600 BY THE CORPORATION OF THE CITY OF WINDSOR
NOTICE OF PASSING OF A ZONING BY-LAW TO AMEND ZONING BY-LAW 8600 BY THE CORPORATION OF THE CITY OF WINDSOR TAKE NOTICE that the Council of The Corporation of the City of Windsor passed By-law 24-2009 on
More informationTHE CORPORATION OF THE CITY OF MISSISSAUGA MUNICIPAL ADDRESS BY-LAW 30-11
THE CORPORATION OF THE CITY OF MISSISSAUGA MUNICIPAL ADDRESS BY-LAW 30-11 WHEREAS section 8(1) of the Municipal Act, 2001, S.O. 2001, c. 25, as amended ( Municipal Act, 2001 ), provides that the powers
More informationORDINANCE NO AN ORDINANCE OF THE CITY OF DUNCANVILLE, TEXAS, ADOPTING THE THE "UNIFORM BUILDING CODE STANDARDS", AS
ORDINANCE NO. 1294 AN ORDINANCE OF THE CITY OF DUNCANVILLE, TEXAS, ADOPTING THE 1991 EDITION OF THE "UNIFORM BUILDING CODE" AND THE 1991 EDITION OF THE "UNIFORM BUILDING CODE STANDARDS", AS AMENDED HEREIN;
More informationTown and Country Planning Act 1990 Town and Country Planning General Regulations 1992 FULL PLANNING PERMISSION
London Borough of Hammersmith & Fulham Development Management, Planning and Growth Hammersmith Town Hall Extension, King Street, London W6 9JU Tel: 020 8753 1081 Email: planning@lbhf.gov.uk Web: www.lbhf.gov.uk
More informationNOTICE THE COMMISSIONERS OF THE CITY OF REHOBOTH BEACH ON JANUARY 18, 2013, ADOPTED ORDINANCE NO WHICH READS AS FOLLOWS:
Ordinance No.: 0113-01 Adopted: 01-18-13 NOTICE THE COMMISSIONERS OF THE CITY OF REHOBOTH BEACH ON JANUARY 18, 2013, ADOPTED ORDINANCE NO. 0113-01 WHICH READS AS FOLLOWS: AN ORDINANCE TO AMEND CHAPTER
More informationPLANNING DECISION NOTICE
] Monson Homes Ltd C/O Pellings LLP FAO Mr Neal Penfold 24 Widmore Road Bromley Kent BR1 1RY 30 June 2017 PLANNING DECISION NOTICE APPLICANT: DEVELOPMENT TYPE: Monson Homes Ltd Minor Dwellings APPLICATION
More informationSwimming Pools Amendment Act 2009 No 107
New South Wales Swimming Pools Amendment Act 2009 No 107 Contents Page 1 Name of Act 2 2 Commencement 2 Schedule 1 Amendment of Swimming Pools Act 1992 No 49 3 New South Wales Swimming Pools Amendment
More information3620 PARK RD. MULTI-FAMILY REZONING PETITION No RZ-1 SITE DEVELOPMENT DATA VICINITY MAP NTS TECHNICAL DATA SHEET CHARLOTTE SITE PARK RD.
SITE DEVELOPMENT DATA ACREAGE: ± 2.22 ACRES TAX PARCEL #S: 49-44-37 EXIING ZONING: R-4 PROPOSED ZONING: UR-2(CD) EXIING USES: SINGLE FAMILY RESIDENTIAL, VACANT PROPOSED USES: 20 SINGLE FAMILY ATTACHED
More informationDIVISION 21. OVERLAY DISTRICTS
JOBNAME: No Job Name PAGE: 491 SESS: 2 OUTPUT: Tue Jul 29 14:00:46 2003 /first/pubdocs/mcc/3/10256_takes 59-444 DIVISION 21. OVERLAY DISTRICTS Sec. 59-440. General. The provisions of this division 21 apply
More informationPLANNING COMMITTEE 16 AUGUST 2016 (FROM 2.00 PM TO 2.32 PM)
PLANNING COMMITTEE 16 AUGUST 2016 (FROM 2.00 PM TO 2.32 PM) PRESENT: Councillor John Mann in the Chair. Councillors Bernard Bateman, John Batt, Mike Chambers, Trevor Chapman, Shirley Fawcett, Ian Galloway,
More informationBy-Law 16-94, as Amended by By-Law (Hospital Consolidated By-Law)
By-Law 16-94, as Amended by By-Law 15-2003 (Hospital Consolidated By-Law) Note: This consolidated by-law is prepared for the purposes of convenience only. For accurate reference, recourse should be made
More informationNOTICE OF DECISION. Town and Country Planning Act 1990 (as amended) Town and Country Planning (Development Management Procedure) (England) Order 2010
NOTICE OF DECISION Town and Country Planning Act 1990 (as amended) Town and Country Planning (Development Management Procedure) (England) Order 2010 Decision : Application no: Type of application: Site
More informationBY-LAW NO BEING A ZONING BY-LAW AMENDMENT TO BY-LAW NO AFFECTING LANDS THROUGHOUT THE TOWNSHIP OF LEEDS AND THOUSAND ISLANDS
BY-LAW NO. 11-059 BEING A ZONING BY-LAW AMENDMENT TO BY-LAW NO. 07-079 AFFECTING LANDS THROUGHOUT THE TOWNSHIP OF LEEDS AND THOUSAND ISLANDS Prepared by: IBI GROUP 650 Dalton Avenue Kingston, Ontario K?M
More informationCD-1 (502) 1304 Hornby Street By-law No (Being a By-law to Amend By-law 3575, being the Zoning and Development By-law) Effective April 19, 2011
Zoning and Development By-law Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 604.873.7000 fax 604.873.7060 planning@vancouver.ca CD-1 (502) 1304 Hornby Street By-law No. 10248 (Being a By-law
More informationDEVELOPMENT APPLICATION PROCEDURES AND FEES BYLAW NO. 2791, 2012
DEVELOPMENT APPLICATION PROCEDURES AND FEES BYLAW NO. 2791, 2012 CONSOLIDATED FOR CONVENIENCE January, 2019 In case of discrepancy, the original Bylaw or Amending Bylaw must be consulted Consolidates Amendments
More informationReport of the Strategic Director of Place to the meeting of the Area Planning Panel (KEIGHLEY AND SHIPLEY) to be held on 18 October 2017 F
Report of the Strategic Director of Place to the meeting of the Area Planning Panel (KEIGHLEY AND SHIPLEY) to be held on 18 October 2017 F Summary Statement - Part Two Miscellaneous Items No. of Items
More informationTHE CORPORATION OF THE CITY OF CLARENCE-ROCKLAND BY-LAW NUMBER BEING A BY-LAW TO REGULATE HEIGHT AND DESCRIPTION OF LAWFUL FENCES
THE CORPORATION OF THE CITY OF CLARENCE-ROCKLAND BY-LAW NUMBER 2002-09 BEING A BY-LAW TO REGULATE HEIGHT AND DESCRIPTION OF LAWFUL FENCES WHEREAS paragraphs 25, 26, 27 and 28 of Section 210 of the Municipal
More informationSIGN REGULATION BYLAW, 1996, No. 2252
SIGN REGULATION BYLAW, 1996, No. 2252 CONSOLIDATED FOR CONVENIENCE 1999 In case of discrepancy, the original Bylaw or amending bylaw must be consulted. Consolidates Amendments authorized by: Amendment
More informationNOTIFICATION OF DECISION TO GRANT PERMISSION
Mrs. Kathleen Murphy 82, Maryfield Crescent Artane, Dublin 5 Application No. 2527/14 Registration 21-Aug-2014 Decision 08-Sep-2014 Decision Order No P2434 Location 82, Maryfield Crescent, Artane, Dublin
More informationINFORMATION REGARDING PROTECTION OF ADJOINING PROPERTIES.
INFORMATION REGARDING PROTECTION OF ADJOINING PROPERTIES. Pursuant to Regulation 111 of the Building Regulations 2018 and Section 84 of the Building Act 1993 When is protection of adjoining property required?
More informationPORT INDUSTRIAL ZONE - RULES
Chapter 28 PORT INDUSTRIAL ZONE - RULES Introduction This chapter contains rules managing land uses in the. The boundaries of this zone are shown on the planning maps. In addition, the Port of Napier Planning
More informationCHAPTER 4 BUILDINGS PART 1 BUILDING CODE PART 2 PLUMBING CODE PART 3 REQUEST FOR PROPOSALS POLICY PART 4 ELECTRICAL CODE PART 5 CONSTRUCTION CODE
CHAPTER 4 BUILDINGS 101-104 Repealed in its entirety PART 1 BUILDING CODE 201-209 Repealed in its entirety PART 2 PLUMBING CODE PART 3 REQUEST FOR PROPOSALS POLICY 301. Procedure for Requests for Proposals
More informationThe Planning (General Permitted Development) Order (Northern Ireland) 2015
STATUTORY RULES OF NORTHERN IRELAND 2015 No. 70 PLANNING The Planning (General Permitted Development) Order (Northern Ireland) 2015 Made - - - - 25th February 2015 Coming into operation - 1st April 2015
More informationARTICLE XI ENFORCEMENT, PERMITS, VIOLATIONS & PENALTIES
ARTICLE XI ENFORCEMENT, PERMITS, VIOLATIONS & PENALTIES SECTION 1101. ENFORCEMENT. A. Zoning Officer. The provisions of this Ordinance shall be administered and enforced by the Zoning Officer of the Township
More informationTwo storey side extension and block paved drive. 14 Norfolk Road, South Shields, NE34 7JW SUBJECT TO THE FOLLOWING CONDITION(S) AND REASON(S):
NOTICE OF GRANT OF PLANNING PERMISSION Town and Country Planning Act 1990 Town and Country Planning (Development Management Procedure) (England) Order 2015 Contact Name and Address: Mr I Elsy 14 Norfolk
More informationPublic hearing to adopt Ordinance 1375 C.S. amending Title 15, Buildings and Construction, of the Martinez Municipal Code
CITY OF MARTINEZ CITY COUNCIL AGENDA December 4, 2013 TO: FROM: SUBJECT: Mayor and City Council Don Salts, Deputy Public Works Director Mercy G. Cabral, Deputy City Clerk Public hearing to adopt Ordinance
More informationGUIDELINES FOR REFERRAL OF HISTORIC STRUCTURES TO THE CAPE COD COMMISSION Technical Bulletin
GUIDELINES FOR REFERRAL OF HISTORIC STRUCTURES TO THE CAPE COD COMMISSION Technical Bulletin 96-002 Cape Cod Commission staff has been requested to establish thresholds to determine when a proposed demolition
More informationORDINANCE NO. NORTHAMPTON TOWNSHIP BUCKS COUNTY, PENNSYLVANIA
ORDINANCE NO. NORTHAMPTON TOWNSHIP BUCKS COUNTY, PENNSYLVANIA AN ORDINANCE AMENDING THE CODE OF NORTHAMPTON TOWNSHIP, SPECIFICALLY CHAPTER 140, KNOWN AS THE NORTHAMPTON TOWNSHIP ZONING ORDINANCE, FOR THE
More informationCity Attorney's Synopsis
Eff.: Immediate ORDINANCE NO. AN URGENCY ORDINANCE OF THE COUNCIL OF THE CITY OF BURBANK EXTENDING AND AMENDING AN INTERIM DEVELOPMENT CONTROL ORDINANCE WHICH TEMPORARILY PROHIBITS THE ISSUANCE OF CERTAIN
More informationCITY OF CHARLEVOIX ZONING BOARD OF APPEALS MINUTES
210 State Street, City Hall, 2 nd Floor Council Chambers, Charlevoix, MI A) CALL TO ORDER The meeting was called to order by Chairperson Withrow at 6:02 p.m. B) ROLL CALL Members Present: Members Absent:
More informationTHE CORPORATION OF THE VILLAGE OF SUNDRIDGE BY-LAW NUMBER THE BUILDING BY-LAW
THE CORPORATION OF THE VILLAGE OF SUNDRIDGE BY-LAW NUMBER 2002-022 THE BUILDING BY-LAW THE CORPORATION OF THE VILLAGE OF SUNDRIDGE BY-LAW NUMBER 2002-022 THE BUILDING BY-LAW INDEX PAGE 1. Short Title 1
More informationan Inspector appointed by the Secretary of State for Communities and Local Government
Appeal Decisions Site visit made on 9 June 2015 by Roger Catchpole Dip Hort BSc (Hons) PhD MCIEEM an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 13
More informationTOWN OF MARKHAM ONTARIO
TOWN OF MARKHAM ONTARIO SITE PLAN CONTROL BY-LAW NO.262-94 This By-law is printed under and by authority of the Council of the Town of Markham (Consolidated for convenience only to June, 2009) (Schedule/Attachment
More informationPlanning Enforcement in Wales Unauthorised buildings in the countryside & impact on protected species Case 1
Planning Enforcement in Wales Unauthorised buildings in the countryside & impact on protected species Case 1 Jonathan Parsons Development Control Team Leader 1 Background Unauthorised structure Site located
More information1. The matter to be determined
Determination 2007/74 6 July 2007 A dispute in relation to the issue of a building consent and associated code compliance certificate for the conversion of a rumpus room to a bed and breakfast/homestay
More informationTHE CORPORATION OF THE CITY OF PEMBROKE BY-LAW
THE CORPORATION OF THE CITY OF PEMBROKE BY-LAW 2005 67 A BY-LAW RESPECTING CONSTRUCTION, DEMOLITION AND CHANGE OF USE PERMITS AND INSPECTIONS WHEREAS Section 7 of the Ontario Building Code Act, S.O. 1992,
More informationTownship of East Zorra-Tavistock Zoning By-Law Number
SECTION 7.0 GENERAL AGRICULTURAL ZONE (A2) Page 7-1 7.1 USES PERMITTED No person shall within any A2 Zone use any lot or erect, alter or use any building or structure for any purpose except one or more
More informationThe Council President at the request of the County Executive.
COUNTY COUNCIL OF WICOMICO COUNTY, MARYLAND LEGISLATIVE SESSION, 2015 BILL 2015-09 Introduced: July 7, 2015 BY: The Council President at the request of the County Executive. AN ACT to repeal Chapter 117,
More informationArticle 14: Nonconformities
Section 14.01 Article 14: Nonconformities Purpose Within the districts established by this resolution, some lots, uses of lands or structures, or combinations thereof may exist which were lawful prior
More informationTHE CORPORATION OF THE TOWN OF OAKVILLE BY-LAW NUMBER
THE CORPORATION OF THE TOWN OF OAKVILLE BY-LAW NUMBER 2013-088 A by-law to provide for the construction, demolition and change of use or transfer of permits, inspections and related matters and to repeal
More informationAGENDA REPORT. INTRODUCTION This ordinance amends the Municipal Code to limit new or expanded medical uses in commercial zones.
çbev~rly~rly AGENDA REPORT Meeting Date: Janua~ 11,2011 Item Number: G-6 To: Honorable Mayor & City Council From: City Attorney Subject: AN ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING THE BEVERLY HILLS
More informationPermitted Development Rights
Permitted Development Rights Standard Note: SN/SC/485 Last updated: 26 March 2014 Author: Louise Smith Section Science and Environment Section Permitted development rights are basically a right to make
More informationCHAPTER 18 Building Regulations
CHAPTER 18 Building Regulations ARTICLE 1 Building Code ARTICLE 2 Residential Code ARTICLE 3 Electrical Code ARTICLE 4 Mechanical Code ARTICLE 5 Plumbing Code ARTICLE 6 Fire Code ARTICLE 7 Fuel Gas Code
More informationSIGN BYLAW
SIGN BYLAW 1662-1987 THIS DOCUMENT HAS BEEN REPRODUCED FOR CONVENIENCE ONLY and is a consolidation of "District of Mission " with the following amending bylaws: Amending Bylaw Date Adopted Section Amended
More information