Future of Vintage Fairground Equipment Safeguarded
Planning & Design Practice were instructed earlier this year to obtain planning permission for a storage building that will accommodate Victorian fairground rides, protecting them from the elements and providing secure storage. Our Client restores and maintains the steam powered rides and tours the country with them ensuring their continued enjoyment. We are pleased to announce that Planning Permission was granted in November.
The project had its challenges - the proposal had to be located within the curtilage of a listed building and a Special Landscape Area. Given the height of the lorries used to transport the fun fair rides the building needed to be tall. The building therefore had the potential to be prominent within the landscape and harm the setting of a listed building.
The siting of the building on the lower levels of the site and the inclusion of supplementary planting satisfied the Council’s Landscape Officer that the proposal would not adversely impact upon the Special Landscape Area. No objections were raised from any residents or statutory consultees with the exception of the Conservation Officer due to its proximity to a listed building.
Heritage issues are difficult to overcome as assessing the impact upon the setting of a heritage asset is often a subjective exercise. We acknowledged that there would be some limited harm to the setting of the listed building by virtue of the scale of the proposed building. However, following much discussion and a meeting on site with the Council it was agreed that the fairground rides were heritage assets in their own right and that on this occasion the public benefit generated by the vintage fun fair outweighed the limited harm to the listed building.
PDP Wins Flooding Argument at Appeal
Planning & Design Practice were approached by Derek Trowell Architects following the refusal of a planning application for a new dwelling within the garden of an existing house. The local authority were happy with the design of the dwelling. The application was refused because of the location of the dwelling, in particular, the site's proximity to a nearby stream and the LPA's conclusion that it was liable to flooding. Due to the fundamental issues regarding the location of the dwelling there was no merit in re-submitting the application and the only route possible was an appeal.
We submitted an appeal against the decision on a number of points. The key point was the Council’s interpretation of the National Planning Policy Framework which provides the overall structure for decision making. The Council wrongly interpreted the need to provide ‘sequentially preferable’ sites for housing (in flooding terms), choosing to take an approach applied at a strategic level to decide an application for a single dwelling within a village boundary.
We put forward the case that there is a difference between strategic planning for an entire Authority area and a single application for a dwelling. The planning Inspector agreed with this logic and the appeal was allowed and planning permission granted.
Technical cases such as this occur often. The interpretation of the National Planning Policy Framework is vital to decision makers but it can be miss-interpreted. When this happens sometimes the only way to resolve the incorrect interpretation is to take it to appeal, with an independent inspector having the final say.
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