Architects Sheffield Archives - Page 3 of 6

Derwent Valley Mills World Heritage Site Quiz

10th January 202314th December 2022 by Gary Stringer

World heritage status was bestowed on the Derwent Valley in 2001 in recognition of its international significance for the developments that took place there in the late 18th century that led to lasting technological and cultural changes which resonated around the world.

Planning & Design Practice regularly work with buildings that are within the Derwent Valley Mills World Heritage Site (DVMWHS). UNESCO encourages all planning applications that effect WHSs to include a Heritage Impact Assessment in accordance with the International Council on Monuments and Sites (ICOMOS) guidance. The site runs from Matlock Bath to Derby and includes mills and purpose-built factory workers houses and unique transport systems many of the properties are Listed Buildings and there are several Conservation Areas.

The complexity of all this wonderful heritage can be confusing for anyone wanting to make alterations to their property or make changes to the use of a building. Our in-house heritage team can provide Heritage Impact Assessments to support your planning applications if you live in the WHS or its buffer zone.

Test your knowledge of the Derwent Valley Mills World Heritage Site in our quick quiz:

1: What is the length in kilometres is the Derwent Valley Mills World Heritage Site from North to South?

2: What is the name of the structure in which the mill bell on top of Masson Mill is situated?

3: In 1771 Richard Arkwright built Cromford Mill what is the name of the water source he used to power the mill?

4: Cromford Station was part of the Manchester, Matlock, Buxton, and Midlands Junction Railway, now known as the Derwent Valley Line, but it’s also famous for its use by what Brit pop band for its record cover?

5: Planning & Design recently helped enable the restoration of the four workers cottages adjacent to John Smedley’s Mill at Lea Bridge. John Smedley (1803-1874) wasn’t the original owner of the mill complex, who was the original owner who had a famous daughter?

6: What was special about the design of the rebuilt 1804 North Mill in Belper?

7: There are several well-known textile mills within the Derwent Valley Mills WHS but what is the name of the former paper mill in Little Eaton that sits on the banks of the River Derwent?

8: What year was the Silk Mill at Derby built?
A. 1771
B. 1804
C. 1721

Scroll down for answers!

Our Heritage Team

Director Jon Millhouse specialises in heritage planning and is a Full Member of the Institute of Historic Building Conservation. Architectural team leader Lindsay Cruddas is a registered Specialist Conservation Architect. Our Heritage Assistant Ruth Gray recently completed a Masters in Public History and Heritage at the University of Derby.

We use our experience to provide the right level of detail to accompany applications for planning permission and listed building consent. For more information on our team, and the Heritage Services we offer please contact us on 01332 347371.

Answers:

24K
Cupola
Bonsall Brook.
“Some Might Say” is a song by English rock band Oasis. It was released as the first single on 24 April 1995 from their second studio album, (What’s the Story) Morning Glory? (1995).
Peter Nightingale built the complex in 1783 powered by the Lea Brook his daughter was Florence Nightingale.
After a fire in 1803 that destroyed Belper North Mill William Strutt was the first to systematically tackle the threat of fire in textile mills by first cladding with plaster and then by the use of iron and brick. Every aspect of the North Mill is was designed to resist combustion.
Peckwash Mill. Paper mills supported the textile mills using the cotton waste as a raw material to produce wrapping for parcels before they were dispatched to customers, the paper was also used for admin purposes.
1721. The silk mill was the first large scale factory style production complex to be powered by a single undershot wheel. The mill was five storeys high 33.5m long and 12 m wide. By 1730 300 people are said to be employed at the Silk Mill.

Planning permission homes vintage vehicles

13th December 2022 by Gary Stringer

Planning & Design Practice Ltd are pleased to announce that planning permission has been secured for the construction of an outbuilding in North East Derbyshire. The building will act as ancillary residential accommodation to the existing dwelling and will primarily provide a storage area for the client to store vintage vehicles.

In line with our clients brief the Architectural Team, in collaboration with the Planning Team, prepared a scheme that would sit comfortably within the curtilage of the existing dwelling and not have an overbearing presence on local area. The scheme took into consideration the potential impact on the character of the area and the amenity of the neighbours. These considerations informed the final scheme.

The proposed building contained a vehicle storage area, home office, gym and a workshop and will be steel framed, with timber and brick cladding and a sheet metal roof.

The Planning system supports the construction of outbuildings and ancillary accommodation by householders where the buildings are used in conjunction with the enjoyment of the dwellinghouse. The General Permitted Development Order 2015, as amended, allows residents to cover up to half the garden in outbuildings without planning permission but subject to height limitations. The application for planning permission was required because of the proposed height and the proximity to the boundary.

Planning & Design Practice Ltd is a multi-disciplinary team of Chartered Town Planners, Architects, Architectural Assistants and Heritage Specialists. Gaining planning permission is a key step in almost any development. We can take a project through from inception to completion, but we also offer the flexibility to engage a client’s own architects and provide a planning service, whilst our design team can also work with clients who have engaged other town planning professionals.

Planning & Design Practice Ltd are well versed in researching and understanding local Council’s policies to ensure the best possible case if put forward for our clients.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.

Architecture of the Qatar World Cup

19th June 202328th November 2022 by Gary Stringer

Planning & Design Practice, Qatar World Cup

It’s coming home, it’s coming home… Architectural Technologist, and avid football fan Joseph Cattmull looks at the architecture of the stadiums that are playing host to the 2022 Qatar World Cup.

It’s not unfair to say the upcoming Qatar World Cup has its fair share of, deserved criticism and controversy. However, from a solely Architectural aspect there are plenty of developments to look into. Middle Eastern architecture is usually very showy and, in your face, and the Lusail Stadium, the largest of the tournament, is no different

The world renown London Architects Foster + Partners lead the design for the centre piece stadium. Head of studio Luke Fox said “our ambition was to create a striking yet simple form that reflects the buildings’ function, responds to the climate of Qatar and enhances the theatre of the event”. The design of the stadium takes inspiration from traditional Islamic bowls and the surrounding architecture, with its curved golden façade with triangular openings to allow light to pass through to the concourses.

Sadly, I must say, as the centre piece of the World Cup I do find the Lusail Stadium uninspiring and certainly not iconic, as any stadium to host a World Cup final should be. Some stadiums build their iconic status’ through their history, for example the Maracanã in Brazil, however a purpose build new development must rely on its architectural design to create the grounds icon status and unfortunately The Lusail Stadium fails to do so.

Contrary to the Lusail stadium, one stadium that does catch my eye is Stadium 974. Named to highlight the use of 974 shipping containers within the design & structure (alongside a steel frame). As mentioned above, Middle Eastern architecture is often associated with being very “blingy”, yet Stadium 974 is the polar opposite of this. Instead taking inspiration, some may say too literally, from Qatar’s maritime history and the industrial heritage of its location.

On the topic of the 40,000-seaters design, the modularly constructed stadium was designed by Spanish architects practice Fenwick Iribarren Architects and is actually the first temporary stadium in FIFA World Cup history. It makes use of shipping containers, of which most were used to ship materials into Qatar for the other stadiums construction. Touching back on what makes a stadium iconic, I feel Stadium 974, being the first modular temporary World Cup stadium coupled with its unique design, makes it the closest to achieving this feat.

Maybe, the most notable of the lot, the final stadium to be mentioned is the 40,000-seater Al Janoub stadium. The stadium takes its inspiration from the traditional Dhow fishing boats of Qatar. The stadium has been purpose designed, by world renown firm Zaha Hadid Architects, to help protect the players and the fans from the extreme temperatures that Qatar is known for.

I must say whilst I think from certain angles the stadium can look stunning and make for impressing photographs, it is let down by the structural design on show within the stadium itself.

Now whilst the engineered timber roof lattice system used is a fantastic piece of structural design which strongly relates to the stadiums original design inspiration. It is then obstructed by a steel structure not too different from plenty of other stadiums we have seen before. It is my opinion that the engineered timber amplifies the stadiums relation to the Dhow fishing boats and this is masked rather than further enhanced by the use of the steel structure.

Going back to the architects of the stadium, whilst the exterior of the stadium is recognisable of the firm, the clustered appearance of the interior does not strike me as a design of Zaha Hadid. Especially when compared to other designs, such as the London Aquatics centre and the scrapped Tokyo Olympic Stadium which are both free flowing pieces of architecture.

However, as mentioned above, if we forget about the interior of the stadium then there are plenty of positives to write about. The clever manipulation of the hulls of the Dhow boats to form the form of the roof is instantly recognisable.

Only in a location such as Qatar could we get such a financial outlay to host a World Cup and there has been an opportunity to put on a real diverse display of stadium architecture however in my opinion most of the stadiums have followed a similar design principle.

Maybe this is where, across this article, I have been overly harsh on the architecture of the 2022 World Cup. There are elements across all the stadiums that I do like. For example; the interior of the Lusail stadium is fantastic and perfect for the World Cup final, The Education City stadiums geometric façade is eye catching and of course Stadium 974, to me at least, is a fantastic piece of architecture which is more than worthy of a World Cup.

Even with all my criticisms of the World Cup & it’s stadiums, I will be the first to admit that they will all mean nothing when England end the many years of hurt and bring the World Cup home just in time for Christmas.

Joseph Cattmull, BA(Hons) Architectural Technology and Practice, Architectural Technologist, Planning & Design Practice

No long faces at Long Meadows Farm following double Appeal success!

5th December 202216th November 2022 by Gary Stringer

Discharge of Planning Conditions HIgh Peak

Planning & Design Practice Ltd successfully overturned two separate decisions (which ran concurrently with each other) to refuse planning permission for the erection of two agricultural buildings at the same remote farmstead, Long Meadows in Derbyshire Dales.

Appeal Statement of Cases were prepared by Planning & Design Practice’s Planning Team on behalf of the Appellant, against Derbyshire Dales District Councils decision to refuse the applications. The Council resolved to refuse planning permission for the proposed developments under delegated powers for the following reasons:

Appeal 1: The Local Planning Authority is not satisfied that the new building, which is remote from the applicant’s main farm buildings and land holding is justified or necessary to sustain the needs of the agricultural enterprise, in addition to the existing building at this location. As such, the development is considered to constitute unwarranted and encroaching development that is intrinsically harmful to the character and appearance of this part of the countryside contrary to Policies S4, PD1 and PD5 of the Adopted Derbyshire Dales Local Plan (2017) and guidance contained within the National Planning Policy Framework.

Appeal 2: Based on the information provided, the Local Planning Authority is not satisfied that the new building, in addition to the existing building on site is necessary to sustain agriculture on the unit/holding and as such constitutes unwarranted and encroaching development that is intrinsically harmful to the character and appearance of this part of the countryside contrary Policies S4, PD1 and PD5 of the Adopted Derbyshire Dales Local Plan (2017) and guidance contained within the National Planning Policy Framework.

The Council argued that the buildings were not necessary to sustain agriculture on the unit/holding when having regard to existing buildings on site. The Council further contended that no justification has been submitted to justify the siting of the building on this specific parcel of land, and therefore the building is not justified.

The applications and appeals were accompanied by a detailed assessment of our clients farming operations, as well as supporting letters from the National Farmers Union which reaffirmed the need for the additional agricultural buildings on site.

The Planning Inspector agreed with our assessment, stating:

“Whilst there is an existing storage building at the appeal site, it was clear from my observations on site that this building is near to its practical capacity for storage. The provision of a further storage building at the appeal site would ensure that more of the agricultural paraphernalia, such as machinery, feeds stuffs and fodder, can be stored inside rather than, as at the time of my visit, outside the existing building. This storage building would therefore also help support the agricultural business and its growth.”

The Inspector, when considering Paragraph 84 of the National Planning Policy Framework, which supports rural development where it would enable the sustainable growth and expansion of businesses in rural areas including agricultural businesses, resolved to allow both appeals stating “it has been demonstrated that both proposals would be necessary to support and grow the existing agricultural business”.

If you have had planning permission refused or would like to discuss your options or chances at appeal, please get in contact for a free no obligation discussion.

Andrew Stock, Associate Director – Chartered town Planner, Planning & Design Practice Ltd.

Rural employment boost for Derbyshire Dales!

22nd November 202216th November 2022 by Gary Stringer

Planning & Design Practice, Rural Employment, Derbyshire Dales, Planning Permission, Planning Consultants Derby, Planning Consultants Sheffield, Architects Derby, Architects Sheffield

Planning & Design Practice Ltd is pleased to announce that planning permission has been secured for erection of two B8 (Storage and distribution) and E(g)(iii) (Industrial Processes) buildings in Derbyshire Dales. The buildings would be subdivided into nine individual units, and will provide a significant boost to rural employment opportunities.

In line with our clients brief the Architectural Team in collaboration with the Planning Team at Planning and Design Practice prepared a sensitive scheme that would make efficient use of land in terms of maximising the number and size of unit’s deliverable on site, whilst minimising the potential impacts on the countryside and the setting of the a nearby Conservation Area.

Planning & Design Practice Ltd, Architects Derby, Architects Sheffield, Planning Consultants Derby, Planning Consultants Sheffield, Derbyshire Dales — ***Figure 1:*** *Proposed layout plan*

The smaller of the two buildings (Building G) will consist of 2 no. units measuring approximately 18m x 12.5m (222 sqm per unit).

***Figure 2:*** *Elevations of Building G*

The larger of the two building (Building H) will consist of 7 no. units measuring approximately 9m x 18m (166 sqm per unit).

***Figure 3:*** *Elevations of Building H*

It was successfully argued that the redevelopment of the site for new build B8 (Storage and distribution) and E(g)(iii) (Industrial Processes) units would be an appropriate form of employment development within the defined countryside as it would represent an opportunity to create much needed rural employment opportunities within the area. The development will support the local economy by providing a range of fit for purpose modern commercial units for local residents within the area which will in turn contribute towards the creation and retention of rural employment opportunities.

Planning & Design Practice Ltd is a multi-disciplinary team of Charactered Town Planners, Architects, Architectural Assistants and Heritage Specialists. Gaining planning permission is a key step in almost any development. We can take a project through from inception to completion, but we also offer the flexibility to engage a client’s own architects and provide a planning service, whilst our design team can also work with clients who have engaged other town planning professionals.

Planning & Design Practice Ltd are well versed in researching and understanding local Council’s policies to ensure the best possible case if put forward for our clients.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.

Andrew Stock, Principal Planner, Planning & Design Practice Ltd.

Enforcement matters….Part II

22nd November 202216th November 2022 by Gary Stringer

Planning & Design Practice, Enforcement, Planning Enforcement, Planning Consultants, Planning Consultants Derby, Planning Consultants Sheffield

In the second and final part of Director and Chartered Town Planner Richard Pigott’s introduction to the enforcement of planning control, he looks at the question of expediency.

Where a ‘breach of planning control’ has been identified, local planning authorities (LPAs) have discretion to take enforcement action, when they regard it as expedient to do so having regard to the development plan and any other material considerations. Clear examples of where it would be expedient to take enforcement action include:

• Unneighbourly land use – a few ago I was asked to look at a case where a landowner was using some agricultural land for motor car racing. Permitted development rights allow this to take place for not more than 14 days in total in any calendar year. It was clear, however, that the use was much more regular than this and that, furthermore, associated engineering works had also taken place without the necessary planning permission. The use was adversely affecting neighbouring properties in terms of noise and smells and there were also concerns about highway safety. There was a clear public interest in the council taking enforcement action against the landowner.

• New house in the countryside – in the now infamous case, a landowner, without planning permission, erected a new house in the countryside which was concealed behind a giant tarpaulin, a stack of tyres and a pile of hay bales. After 4 years of living there he removed the covers, believing that the building was immune from enforcement action. However, the local Council served an Enforcement Notice requiring demolition of the house because he did not have permission for it. Mr Fidler attempted to rely on the standard planning rule which gives immunity from enforcement action if a building operation has been ‘substantially completed’ for more than four years prior to the issue of the Enforcement Notice. However, an appeal Inspector held that the building operations included the straw bales and therefore that the building operations were not ‘substantially completed’ until removal of the bales. The High Court agreed with the Inspector and the Enforcement Notice remained in place. Mr Fidler was forced to demolish the building.

Planning & Design Practice, Planning Enforcement, Enforcement, Planning Consultants Derby, Planning Consultants Sheffield — Image: Reigate and Banstead Council

However, where the balance of public interest lies will vary from case to case.. In deciding, in each case, what is the most appropriate way forward, local planning authorities should usually avoid taking formal enforcement action where:

there is a trivial or technical breach of control which causes no material harm or adverse impact on the amenity of the site or the surrounding area;
development is acceptable on its planning merits and formal enforcement action would solely be to regularise the development;
in their assessment, the local planning authority consider that an application is the appropriate way forward to regularise the situation, for example, where planning conditions may need to be imposed.

Where invited to do so, it is normally in the landowner’s interests to submit a retrospective planning application so that they can regularise the breach if, for example, they ever came to sell the property but it would not be in the public interest to spend officer time and public money pursuing the matter.

The above provides a broad overview of enforcement matters. Should you wish to discuss any of the issues raised further, please don’t hesitate to contact us on 01332 347371 and we’ll be happy to advise.

Main Image: Reigate and Banstead Council

Nightlife – the changing night-time economy

22nd November 202216th November 2022 by Gary Stringer

As the nation moves away from retail high streets and old-school pubs and clubs, Graduate Planner Megan Askham looks at changing nature of the night-time economy, and the movement towards the modern regeneration of city centres with mixed-use developments taking hold, with a particular emphasis on Sheffield.

Since 2020, with the impact of a major pandemic, the closure of night-time venues and retail stores has been largely apparent in the UK. Around 30 pubs and restaurants close every day in the UK, meaning for every 3 venues closing only 1 opens its doors. Additionally, the boost in online shopping over the past two years has spurred the death of the High Street with minimal demand for shopping centres and streets within city centres.

Sheffield has shown significant losses of high street amenity and some of its major night-time spaces in recent years. The major retail sector in the city has been in slow decline since the opening of, the out-of-town shopping centre, Meadowhall, in 1990. However, since 2020 two major department stores in the centre of the retail district in the city have closed their doors, leaving two large, vacant buildings in the heart of the city. In addition to this, most retail stores have moved towards the Moor, through the regeneration scheme by Sheffield City Council and leading investors, leaving Fargate in decline. This has led to the supply of funding from three main sources: Future High Streets Fund; Get Britain Building Fund; and the Heart of the City, for the regeneration of the retail core into mixed-use developments. A mixed-use development combines three or more uses across various levels or within open space, they are flexible to adapt to changing needs and have excellent connections to infrastructure.

Firstly, the Future High Streets Fund of £675 million has invested £15.8 million into Fargate and High Street with an aim to renew and reshape city centres in a way that drives growth, improves experience and ensures future sustainability. Within Sheffield, there is an aim of transforming the main streets into a sustainable, social hub with landscaping, green planting, seating areas and lighting with work beginning in early 2023. A major example of this is the Grey to Green scheme, designed with climate change, well-being and economic investment in mind, introducing pocket parks along Fargate. This is already in place along West Bar and Castlegate in the form of Sustainable Urban Drainage Systems (SUDS). These are excellent examples of green infrastructure within the city due to the softening of grey streets and increase in urban biodiversity.

Events Central is a mixed-use development opening on Fargate in 2023 as part of the Future High Streets Fund. It is a five-storey community hub for entertainment, culture, art, performance, co-working and events with sustainability as a key component within the low-impact space. The licensed 200-capacity music venue in the basement is proposed to attract more than 110,000 visitors a year with major international events.

Secondly, the Heart of the City development within the city is a £470 million scheme funded by Sheffield City Council over 7 hectares of land in a phase by phase approach. Within Part II of the scheme, Block H2, Cambridge Scheme Collective, comprises a mixed-use heritage development consisting of a food hall, independent restaurants, a cookery school, a broadcasting studio and space for pop-up events. This block features some of the most interesting historic buildings within the scheme, using the façades to bring Sheffield’s heritage back to life through redevelopment.

Thirdly, Get Britain Building is a government grant secured through the South Yorkshire Mayoral Combined Authority which has invested £300,000 in the development of the recently opened Steel Yard on Fargate. This is a shipping container development which creates a more sustainable alternative to brick and cement due to the availability of steel, they are commonly used for mixed-use schemes and provide an alternative design to other city centre architecture. This consists of a 426sqm container hub with street food outlets, a bar, shops, a big screen for sports events and much-needed city centre public toilets with outdoor seating and green, living walls. These have only recently opened in October 2022, with hopes to be the location to watch England win the World Cup in December.

Finally, with the changing night-time economy, more fun businesses and local events have become more evident. These include independent businesses and events with monthly food and street markets throughout the city, such as Peddler Night Market and the Quayside Market. Also, temporary seasonal markets along Fargate help to bring life to the city centre at Christmas and throughout the year with Sheffield Food Festival and Continental Markets in various months. Additionally, the impact of “booze and ball games” has been evident nationally with fun bars popping up in major cities changing the dynamic of bars. In Sheffield, there has been the opening of Roxy Ballroom, Boom Bar and Lane 7 within the heart of the city providing fun activities to provide a variant to pubs and nightclubs.

The investments into the night-time economy in Sheffield from outside sources creates exciting potential to create a modern, vibrant city with conglomerations of mixed-use schemes providing variety for people visiting the city centre at night time. It will be intriguing to witness how further investments into mixed-use schemes can greatly enhance the remaining forgotten areas of Sheffield City Centre.

Megan Askham, Graduate Planner, Planning & Design Practice Ltd

Main Image: Artist’s impression of the plans for Fargate shipping containers.

Urban design has a key role in tackling climate change, in making future places more robust to withstand the impact of climate change and adaptable as conditions change. We have a talented group of planners and urban designers who can work with you to create outward looking inclusive designs which will be supported by Local planning Authorities. For more information, and a no obligation consultation to discuss your project, please contact us on 01332 347371.

Battersea Power Station reborn

22nd November 202215th November 2022 by Gary Stringer

Consultant and chartered town planner Jonathan Jenkin gives his verdict on the reborn Battersea Power Station. The iconic Grade II* listed building has been brought back to life as the centre piece of an innovative mixed use neighbourhood – a place for locals, tourists and residents to enjoy a unique blend of shops, bars, restaurants, entertainment venues, parks and historical spaces.

Battersea Power station is the centre piece of a £9 billion pound regeneration and redevelopment project on the south side of the river Thames which has finally come to fruition after nearly 20 years. Development in the area around the power station began when the Station closed in 1983. The Station building was given Grade II listed status in the 1980s following its closure and this prevented demolition. The building was already iconic. The listing was later upgraded to Grade II* which required the retention of the interior walls and key elements of the internal building including the Control Room and the cranes and gantries.

A new underground station has been built at the end of a new Northern Line Extension from Kennington that also serves the new residential and commercial area of Nine Elms including the new US Embassy – the largest US embassy in Europe. The new station was part funded by the Battersea Power Station development.

I visited the site a week after the Power Station had first opened to the public. It has been converted into a new shopping and leisure destination. It is principally a shopping centre and around the power station building is a mix of commercial and residential buildings. On top of the power station are apartments which sit on rather than in the building.

Internally the two turbine halls – one from the 1930s and one from the 1960s remain as vast open spaces. New floors and staircases have been inserted into the space and these both hang off the walls and are also self-supporting. Shops are inserted into the spaces at the sides of both halls. The building is quite dark inside which lends itself to retailing. There are restaurants and cafes inside and outside the building, and a new cinema. A gym and other services are provided for residents and the power station building is surrounded by blocks of apartments. There is a large area of open space at the front of the station building and the old coal jetty has been transformed into a garden on the river.

Apartments are very expensive but there is some affordable housing, a mix of social rent, affordable rent and shared ownership. As a percentage of the number of flats built, the 386 affordable homes is a small number, but it is a contribution, nevertheless. It should be noted that most of the affordable homes are just above minimum space standards for London and this re-enforces the need to have and maintain space standards across all parts of the UK.
Architecturally interesting but the flats (to an extent) crowd out the building itself. Some of the flat designs are innovative but I saw little evidence of a low carbon approach, however re-using the Power Station building is a far more sustainable approach to development and should be applauded. Overall, worth a visit but it is principally a shopping centre and flats. The best way to arrive is by boat along the river Thames and the Thames clipper service is well worth using.

Jonathan Jenkin, Consultant, Planning & Design Practice Ltd

We believe in good architecture. An RIBA Chartered Practice, our approachable and experienced team is comprised of architects, architectural assistants, designers and technicians, who offer a comprehensive design service from concept through to completion. To talk to our friendly and approachable experts about how we can help you realise your dream home please contact us on 01332 347371.

Enforcement matters….

22nd November 202227th October 2022 by Gary Stringer

The enforcement of planning control is often shrouded in mystery. Here, in the first of 2 parts, our Director Richard Pigott, sets out some of the key components of the system and passes on the benefits of his experience in the public and private sectors.

It is first worth clarifying that the carrying out of ‘development’ (i.e. building works, material changes of use or engineering operations) without the benefit of planning permission is not, initially at least, ‘illegal’ but is better described as ‘unauthorised’. ‘Breaches of planning control’ are normally anonymously flagged by the general public to the local planning authority (LPA). In other words, the system is reactive – rarely do LPA’s proactively monitor compliance with planning consents. I say rarely because there was some proactive monitoring of planning permissions at Macclesfield Borough Council (later to become part of Cheshire East Council) where I started my planning career but this ceased a long time ago and I am not aware of any authorities which do it now due to budgetary constraints.

Once a ‘breach of planning control’ has been identified the local planning authority (LPA) will often invite a landowner to submit a planning application to ‘regularise the breach’ – in other words to retrospectively obtain planning permission for development. In these circumstances, the LPA must assess the application in the same way as if it were a proposed development and not let the fact that it is a retrospective application affect the outcome either way. In my experience, whilst officers are usually adept at making this assessment, councillors sometimes find it harder to put this to the backs of their minds and the phrase “we don’t like retrospective applications” is often heard in council chambers.

If the application is approved, that is generally the end of the matter, with consent issued subject to any relevant conditions minus, of course, the usual 3 year commencement time frame. If the application is refused, however, the landowner then has the option to appeal the decision or rectify the breach of planning control (i.e. to correct the unauthorised works or cease the unauthorised use). If neither of the above happens, the LPA must decide whether it is ‘expedient’ to take enforcement action. The question of expediency, and the options that are open to both the LPA and the landowner moving forward, will be discussed in next month’s follow up article.

We are always willing to provide help and advice, and are able to provide an initial consultation without charge. For more information on our services and our team, please contact us on 01332 347371 or email enquiries@planningdesign.co.uk.

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Planning success ends wedding bell blues

22nd November 202226th October 2022 by Gary Stringer

Our Consultant Jonathan Jenkin, details how Planning & Design Practice received planning permission in August for a new wedding venue in South Derbyshire, following a lengthy process complicated by the Covid pandemic, and soaring demand.

The site is about two miles south of Burton on Trent in the open countryside. The venue was chosen within a recently completed area of woodland within the National Forest. The forest setting provided the theme for the wedding venue and the client proposed tipis and a series of hard and soft landscape features. The client had trialled the idea in 2019 with the erection of tents and temporary buildings and the trial proved to be very successful. The site chosen was a long way from other property that was not within the applicants control and the wooded nature of the venue protected the site in landscape terms.

At the outset it was agreed that the venue would be seasonal. The client’s ideas evolved over time from when we first submitted the application to the eventual approval and were amended towards the end of the process. This was to take account of the requirements of the planners and statutory consultees particularly the Council’s Environmental Health officer and his concerns over noise.

When Covid struck in 2020, the application sat in the council’s offices gathering dust. It was submitted in the summer of 2020 but was not validated for over 6 months. By 2021 the council had a recruitment crisis and with re -occurring lock downs, the normal planning process was almost impossible. During the lock down period, the applicant revised his proposals (there was plenty of time to think about it) and this led to further changes. Eventually a planning officer was recruited and by late April 2022 matters were finally moving forward with a decent planner who took a pragmatic view and was willing to collaborate with the client and our team to deliver a planning approval.

The demand for wedding venues soared as delayed events were re-scheduled. By early 2022 the demand was astronomic but at that time we still did not have a planning approval. By April 2022 we had our first site meeting with the planning team. The meeting was a success but by that time much of the infrastructure including large areas of hardstanding, a car park, an extended Tipi Tent, a ceremony structure and landscaped gardens and seating areas had been built, none had planning and the deadline for the first booked weddings was fast approaching.

It is at these times when you find yourself as a consultant out on a limb. The applicant has spent a lot of money, key moments in people’s lives are scheduled and still no planning consent. Without a planning consent, no licensing, and no Registrar. This is not a comfortable place to be.

At this point we had to negotiate hard, try to get flexibility from both the client and the council. We succeeded because the applicant was on side and he worked hard, while the planner and the Environmental Health Officer did their best. We were lucky, no objections from neighbours and no planning committee.

Covid made the process far worse coupled with 12 years of austerity, with an underfunded planning service, and an underfunded Environmental Health service and this goes for conservation, flooding and much else. The councils’ do not have the staff to do the job, and this makes the planning process difficult and extremely frustrating.

To grow the economy, you need a robust planning system and this needs to be paid for. We are nowhere near where we need to be with no prospect of an improvement under the current government.

Jonathan Jenkin, Consultant, Planning & Design Practice Ltd

Planning & Design have a wealth of experience in designing and securing planning permission for commercial projects.

We have the required skills to design both small and large scale schemes in-house and tailor the design to the client’s unique specifications.

If you are unsure of your site’s potential, we are also able to provide our professional opinion on the planning potential of your property at the outset. For a no obligation consultation to discuss your project or property, please get in touch on 01332 347371 pr email enquiries@planningdesign.co.uk

Derwent Valley Mills World Heritage Site Quiz

Test your knowledge of the Derwent Valley Mills World Heritage Site in our quick quiz:

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Our Heritage Team

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Planning permission homes vintage vehicles

Architecture of the Qatar World Cup

No long faces at Long Meadows Farm following double Appeal success!

Rural employment boost for Derbyshire Dales!

Enforcement matters….Part II

Nightlife – the changing night-time economy

Battersea Power Station reborn

Enforcement matters….

Planning success ends wedding bell blues

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