JTS has decades of experience of operating within the planning system in order to achieve the best results for our clients. We have a team of experienced professionals who, having assessed your requirements, will identify the best way to achieve the desired result. We will advise upon whether permission is required; whether the same, or a similar, result can be achieved via the permitted development route; the issues that need to be addressed; and how best to package a proposal.
With Council budgets coming under greater and greater pressure, it is becoming increasingly difficult to engage meaningfully with planning officers, particularly once an application has been submitted. Advice is available through the pre-application process, but a charge is made, time scales are uncertain and the response, whilst highlighting issues, will rarely propose solutions. We believe that the key to a success is good preparation. We want to know as much as we can about your project so that we can anticipate all the planning issues that might arise and make sure that they all fully covered in the application submission. Our aim is to reduce uncertainty and mitigated risk, so as to maximise the chances of a successful outcome
We can best do this if we are instructed at an early stage and have the maximum possible information about a proposal, the site and any relevant policies. We will meet with you to discuss your scheme, provide a full appraisal and advise upon the best way.
Pre-Application & Application Submissions
Where time allows, we will undertake pre-application discussions with the local authority so as to try and resolve as many issues as possible before a scheme is submitted for planning.
Even modest proposals now have to be supported by an extensive range of documents (Planning Statement, Design and Access Statement, Need Assessment, Sequential Assessment, Sustainability Statement, Heritage Statement etc), many of which we can prepare in-house. For larger schemes, we act as project manager and advise upon, and co-ordinate, the instruction of other consultants to prepare specialist reports (Flood Risk Assessment, Ecological Studies, Highways Reports etc). Where required , we co-ordinate, with our extensive contacts, Environmental Impact Assessments.
Local planning authorities are increasingly asking applicants to consult the local community before submitting an application for planning permission. If properly targeted, consultation can resolve potential misunderstandings and significantly reduce the number of objections made when an application is submitted. The Partnership has extensive experience in this field.
Community Infrastructure Levy & Section 106 Agreements
Where adopted, most new development, which creates net additional floor space of 100 square metres or more, or which creates a new dwelling, is potentially liable to pay the Community Infrastructure Levy (CIL). There are complex rules relating to liability, exemptions, calculation and phasing. Decisions made at an early stage in the development process can significantly influence the amount of charge payable when the scheme is started. JTS can help a developer minimise its CIL liabilities, particularly if our advice is sought at an early stage.
CIL has not entirely replaced the need for Section 106 Agreements and Unilateral Undertakings, but many local authorities, and particular those that have not yet adopted a CIL Charging Schedule, are still requesting Section 106s (where they have no legal basis to do so). There are complex transitionary rules in place and JTS has challenged many requests, and saved its clients £100,000’s, since they came into force in April 2016.
Planning Appeals & Expert Witness
We specialise in planning appeals, whether pursued through Written Representations, a Hearing or a Public Inquiry. We provide Expert Witness evidence and have Direct Access to the Bar and can appoint barristers to act on your behalf.
Certificates of Lawfulness
We prepare and submit applications for Certificates of Lawful Use and Development can assist clients in the preparation of Statutory Declarations.
We can advise, and represent, you in respect of any issues you may have relating to Enforcement, Prosecutions or Injunctions. Such issues are becoming more prevalent given the increased enforcement powers given to local authorities within the Localism Act.
We can advise upon the need, and apply, for advertisement consent.
The Partnership works nationwide and we are familiar with the existing and emerging policies of many local authorities. We can advise how the policy framework affects your proposals, or building / site, and we make representations to try and influence emerging Local Development Framework documents, including Core Strategies and land use allocations. We have appeared at many Local Plan Examinations promoting or clients’ sites and interests.
- Building Surveying and Property Management
JTS offers a complete building surveying and property management service including:
Design & Planning
We advise on design and planning issues and, in particular, functional suitability, ergonomics and space utilisation. We provide our clients with feasibility studies and we can assist you in your decision making process.
Boundaries can move and change direction over time due to the replacement of markers, agreements made between previous owners and other various factors. For a home owner, boundaries, and who is responsible for maintaining them, can be a source of neighbour dispute, whilst, for developers, it may be the key to the viability of a scheme.
JTS has years of experience in dealing with such matters. By reference to Land Registry Plans and Title Deeds, and other indicators such as old photographs, witness evidence and the actual property, we can assist you to determine the actual boundary and then try and reach agreement with the other party. If necessary we can assist you to pursue the matter with the Land Registry or, ultimately, through the courts (First-Tier Tribunal (Property Chamber – Land Registration)).
Building Surveys and Condition Assessments
Our Chartered Building Surveyors specialise in providing surveys and reports to the general public, leading banks, building societies, developers and individuals on all types of properties.
Conservation & Historic Buildings
We advise on all aspects of proposed works to heritage assets, whether they be scheduled ancient monuments or listed buildings, from repair and maintenance, to remodelling, alteration and extensions.
Dilapidations, Landlord & Tenant Services
We provide a range of services and act on a regular basis for both landlords and tenants in giving expert advice on dilapidations, warrants of repair, alterations and statutory compliance. Our Chartered Surveyors can assist both landlords and tenants in all lease and licence queries and disputes.
Project Contract Administration, Specifications and Tenders
We offer our clients an efficient and thorough contract and administration service, from inception through to final completion. The service comprises the preparation of all required building contract documentation (including specification and tender preparation) and the issuing of all required certificates, including interim valuation, extension of time, sectional completion, practical completion, making good of defects and final certificates. We provide regular project monitoring, together with cost control reporting and attendance at project meetings, in order to ensure that works are carried out to a good quality, on programme and within budget.
Property Management Services
We offer our clients a fully integrated property management service that includes periodic building inspections, building condition assessments and 5-10 year property maintenance programmes. In order to ensure maintenance costs are controlled, and fall within budget, we advise on annual building maintenance expenditure, preventive maintenance expenditure and preventive maintenance contracts.
- Conservation and Heritage
JTS can help you with any issues that you are experiencing relating to listed buildings, and conservation areas, and in liaising with relevant statutory bodies, including English Heritage, Historic England and CADW (the Welsh Assembly Government’s historic environment division).
There is an increasing expectation on developers to provide detailed Heritage Assessments, at an early stage of the development process, and to identify and understand the ‘significance’ of a Heritage Asset and the impact of development on that Asset.
We act on behalf of many clients who own, or operate from, listed buildings, and we are experienced in the following areas:
- the need to obtain listed building / scheduled ancient monument / conservation area consent;
- listed building appraisals;
- listed building / scheduled ancient monument applications;
- heritage statements;
- submission of appeals;
- preparation of evidence to support appeals; and
- expert witness evidence.
- Design & Project Management
JTS offers a complete design and project management service for small to medium size projects. We have extensive experience in the domestic, residential, education and institutional sectors and, following an initial consultation, we can help you achieve your objectives, on-time and to budget.
Having prepared an initial design, and agreed it with you, we can provide you with a cost estimate and proceed to obtain all the necessary approvals (planning permission – building regulation approval). We can help you find a good contractor and project manage the development through to completion.
Our services include:
- Site Appraisals
- Feasibility Studies
- Concept and Working Designs
- Cost Estimates
- Planning Applications
- Building Regulation Applications
- Specifications and Construction Drawings
- Tender Documentation and Adjudication
- Contract Administration
- Project Management
- Snagging and Final Sign-Off
- Valuations and Property Investment
JTS provides general practice surveying advice and, in particular, undertakes valuations for a wide range of purposes across the UK. With a multi-disciplinary base, we provide comprehensive valuation, planning and building surveying advice that allows clients to make fully informed property investment decisions. Our clients include developers, major house builders, charitable trusts as well as private individuals.
We have a number of Royal Institution of Chartered Surveyors Registered Valuers, who can undertake valuations of individual assets and large property portfolios. All valuations comply with relevant International Valuation Standards (IVS), as expressed in the RICS Valuation – Professional Standards ‘Red Book’.
Charity Act Valuations
We have extensive experience of providing advice to Charitable Organisations in relation to the acquisition, letting and disposal of property assets. We are fully aware of the need to comply with the requirements of the Charities Act.
The vast majority of lenders require an independent and accurate valuation in order to assist them to assess whether a property is suitable security and so that they can have confidence in their loan to value calculation. We provide valuations for secured lending purposes on a broad range of commercial and residential properties.
We have expertise in providing valuations for Probate and Inheritance Tax purposes. We always seek to provide a high quality of service in what can often be difficult circumstances for the client.
We provide impartial advice required during the course of litigation or disputes. This includes advice in relation to divorce proceedings and diminution in value.
We provide a personal service to our clients throughout the rent review process and strive to achieve the best outcome for our clients.
We aim to achieve the best terms when negotiating lease acquisitions or renewals, paying particular attention to our client’s needs. This includes securing the most appropriate balance between rental outcome and lease terms.
Section 18 Valuations (Landlord &Tenant Act 1927)
Section 18(1) of the Landlord & Tenant Act 1927, limits a landlord’s claim for damages for breach of a repair covenant. We prepare both diminution valuations and valuations as if a property had been maintained in accordance with the terms of a lease. These are the used to negotiate the best settlement for our client, whether that is the landlord or the tenant.
Our Valuation Team can provide clear advice on the viability and potential profitability of development projects. Working with our Planning and Building Design Teams, we are also able to give advice on achieving the best form of development to meet our client’s key performance measures.
We undertake Viability Appraisals to meet the ever-increasing need to justify proposed levels of affordable housing and other planning obligation contributions.
Acquisition & Disposals
We provide advice to our clients on the most appropriate means of disposing of their property asset(s). We have extensive expertise in negotiating the best terms whether in relation to an acquisition, lease, option agreement or disposal.
We are also able to provide advice, undertake negotiations and liaise with other professionals on the acquisition of new property.
Local authorities and other statutory bodies have wide powers to compulsory purchase land and buildings for projects that are considered to be in the public interest. The JTS Partnership acts on behalf of affected parties, both in making objections and representations in relation to compulsory purchase orders and, where they are confirmed, in negotiating the maximum possible compensation.
We also undertake valuations for a wide range of insurance purposes.