Planning...and waiting: Part 4 of Liz Hutton's journey to restore a derelict chapel in Wales

I was very much hoping for an early Christmas present in the form of a lovely shiny planning permission for our works to the Chapel. Unfortunately, 13 weeks in and the wait goes on Instead, I’ll share with you a little more of the planning process and intricacies thereof, in the hope some may be able to relate to the challenges posed by taking on such a conversion and restoration.

In usual circumstances, planning or design drawings submitted by an architect would be sufficient for purposes of determining permission. With a building like the Chapel located in a National Park, the planning requirements can feel onerous. Even though the building isn’t listed, the planning authority are naturally careful to investigate more historical and ecological elements prior to determination. Whilst there haven’t been any formal objections to our plans, there have been several requests for further information from various statutory authorities, really asking us to drill down into specific points of the potential build.

By way of example, as you’ll see from the picture, unloved as it may be, there is a monument at the front of the Chapel with a (slightly illegible now) inscription. This is part of the beauty of the building and has been incorporated into our plans to remain as is. All the evidence we have located so far confirms that no actual burial took place at the Chapel, the monument was more of a tribute to a 19th Century local resident that can continue to be enjoyed by any passers-by. There are unfortunately no other ‘original’ features left inside the Chapel which had been gutted by previous owners. Of course, there are still important considerations for drainage and habitat preservation (see my previous posts for the bat strategy). To satisfy the requirements and mitigation strategies as best we can, we’ve had to commission our architect to prepare a full scope of works including the working drawings, the kind usually required further into the process that allow the quantity surveyors and builders to draw up quotes. This is of course an additional pre-planning cost, but hopefully gives the National Park a little more to work with in determining the permission- fingers crossed!

In our case, the monument is not a ‘ Scheduled Monument’, but the Chapel is close to Crickhowell Castle that is a designated Scheduled Monument. This is an officially protected site that is considered to be of national importance. We often have course to report to our clients as to proximity to points of historical interest, particularly Scheduled Monuments or Conservation Area locations. A planning search (either stand alone or incorporated into an environmental search) will usually reveal information on the area as a whole in relation to location of Scheduled Monuments or any other potential planning constraints. It is important to consider the searches carefully as the monuments may not always be ancient or even visible above ground. There could be additional costs levied for any upkeep and maintenance of your property as a result of the location, for example specific specifications of windows or heating apparatus, and there could also be an impact on future development opportunities.

Here’s to hoping the new year brings some positive progress- happy holidays in the meantime! 

Read parts one, two and three of my journey.