The “Frankenstein” Fallback Strategy

Green Belt planning is rarely straightforward, and as policy evolves, so too must the strategic approaches we use to unlock sustainable, high‑quality development for our clients.

 

One of the most powerful tools in our kit is what we call the “Frankenstein Fallback Strategy” - a deliberately unlovely, maximised Permitted Development (PD) scheme used to set a lawful baseline for what could be built, before returning with the elegant, design‑led proposal the client actually wants.

With changes coming to the appeals process, ensuring a robust audit trail-including formal confirmation of fallback PD rights-has never been more important.

 

What is a “Frankenstein” fallback?

Under PD rights, homeowners can often build large, bulky additions that most would consider aesthetically questionable - but which are, crucially, lawful. By first securing a Certificate of Lawfulness for a maximised PD scheme, we establish a benchmark that sets the measurable planning “harm” against which a future, design‑led application is judged.

This fallback is therefore not intended to be built; instead, it provides a comparative baseline that demonstrates why the scheme the client actually wants is preferable in planning terms.

 

Why it matters now more than ever

With changes expected to the appeal system, objectors and Inspectors alike will be interrogating whether an applicant could realistically implement their fallback. That means the paperwork-lawfulness certificates, drawings, and written evidence-is absolutely essential to a successful strategy.

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How we’ve used this strategy to transform project outcomes

 

1. Doubling the size of a property through iterative applications.
   We’ve previously used this approach to more than double the size of an already sizable home in the Green Belt, using iterative Class A applications (typically comprising side and rear extensions to an existing property) that gradually established planning acceptance of volume increases and design enhancements. A great example is our Hafod project, where we helped secure permission for a replacement and enlarged dwelling in the Surrey Green Belt, achieving an uplift of 106% floor area over the original home.
    

2. A recent Class AA (upward extension) success.
   Most recently, we secured a Class AA PD allowance, the upward extension right under the GPDO, for a client whose preferred design-led scheme is currently being considered by the Local Planning Authority. Working closley with George Calver Architects, the approved fallback scheme now stands at 89% larger than the elegant proposal we concurrently submitted for full planning.  Importantly in this case, the original dwelling comprised a bungalow, and the addition of a second storey was contested by both the LPA and local residents. Securing the “Frankenstein” fallback through Permitted Development rights radically alters the planning balance: when the alternative is a larger, bulky PD-compliant form that already confirms the lawfulness of an additional storey in this location, the case for approving the high-quality designed proposal becomes significantly stronger.
   
   This enhanced fallback will be central to demonstrating Very Special Circumstances, especially when combined with other arguments related to openness, character, proportionality, and the evolving concept of the Grey Belt. The application is scheduled to be heard at committee in April.

 

Why fallback strategies shift the planning balance

In Green Belt policy, inappropriate development is only permitted where harm is clearly outweighed by Very Special Circumstances (VSCs). A strong, lawful fallback is one of the most persuasive material considerations available, because:
 

• It establishes that the property could legally be enlarged to a much greater extent.

• It provides a real‑world alternative against which harm must be measured.

• It demonstrates that the design‑led scheme is a better planning outcome than the lawful fallback.

• It aligns with national guidance recognising the role of PD rights in assessing proportionality and impact.

 

When combined with wider arguments, such as Grey Belt analysis, settlement pattern reasoning, and landscape impact assessments, the fallback can often tip the scales firmly in favour of approval.

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Final Thoughts

A well‑prepared “Frankenstein” fallback strategy is not just a procedural step, it is a strategic asset. As planning policy and appeal processes become more stringent, we will continue to use every lawful tool available to secure the best possible outcomes for our clients.

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If you’d like to explore whether a fallback approach could strengthen your project, feel free to reach out.

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