Planning & Design Practice are delighted to announce that Full planning permission has been secured for the demolition of existing redundant outbuildings, and the erection of a 5 bedroom house and a detached garage at a former kennels located to the south of Morley, Derbyshire (Erewash Borough Council).
Figure 1: Approved Elevations
Figure 2: Approved Cross-Section
The house would be of quasi-agricultural appearance in terms of its size, scale, design and finish with a traditional palette of materials including red brick, standing seam metal and plain roof tiles are proposed. The dwelling would comprise an entrance hall, open plan kitchen/living/snug area, utility/boot room, WC living room, study, shower room, plant room, media room and store on the ground floor and 5no. bedrooms (with ensuites) across the first floor.
A detached double garage with accommodation above is proposed to the rear of the site.
Figure 3: Approved Floor Plans
A standalone solar PV array would be located at the rear of the site would provide the majority of the electricity for the house. Primary heating would be provided by an Air Source Heat Pump system.
Figure 4: Approved Site Layout Plan
The site is located within the Derby and Nottingham Green Belt and was formerly occupied by kennels which contains a number of redundant buildings of varying size, scale and condition.
Criterion g) of Paragraph 154 of the National Planning Policy Framework (2023) is most pertinent to this development proposal as it supports ‘complete redevelopment of previously developed land’, which would:
‒ not have a greater impact on the openness of the Green Belt than the existing development; or
‒ not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land and contribute to meeting an identified affordable housing need within the area of the local planning authority.
When having regard to the nature of the application which is for the demolition of existing commercial buildings and the erection of a single open market dwelling house, the key assessment for the Planning Team was to demonstrate that the proposed redevelopment would not have a greater impact on the openness of the Green Belt than the existing situation.
It was proposed to demolish 7 of the existing buildings on site which have a combined floor area of approximately 734m2 (approximately 1869m3). The combined floor area of the proposed dwelling was approximately 481m2 (approximately 1456m3). The proposed design, layout, appearance and finish is considered to be complementary to the local distinctiveness of the site which would be read as a plain utilitarian functional agricultural building and would sit comfortably against the host residential house.
It was successfully argued that the proposed redevelopment would result in a reduced built form with a building of a lesser scale and proportions thus significantly enhance the openness of the Green Belt by the significant reduction of built development within the immediate and wider site context, in accordance with the National Planning Policy Framework.
Gaining planning permission is a key step in almost any development. Planning & Design Practice Ltd is a multi-disciplinary team of Town Planners, Architects, Architectural Assistants, Design Professionals, and Heritage Specialists. Rural developments are something Planning & Design Practice Ltd are well versed in, having helped lots of realise the development potential of a site.
For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.
Andrew Stock, Associate Director – Chartered Town Planner at Planning & Design Practice Ltd
Our Director Jon Millhouse, both a Chartered Town Planner and a Full Member of the Institute of Historic Building Conservation, brings us his winter 2024 Heritage Update on several of the interesting heritage and conservation projects that are happening in Derbyshire and those that we are currently working on.
This past year has seen the heritage team go from strength to strength securing some positive outcomes for clients working on complex heritage projects. We are fortunate to work in areas which contain a wide variety of historic buildings and landscapes. Our Derby office is situated within a well-preserved Georgian area of the city, that forms part of the Friargate Conservation Area, and within the grounds of the former Derbyshire County Jail.
Designed by Francis Goodwin, the Derby County Jail at Vernon Street opened in 1827 and was claimed as being “one of the most complete prisons in England”. It cost £66,227 to build, an enormous sum in the day, equivalent to around £7 million today. The building remained in use as a jail for around 100 years with executions regularly taking place, until the last public hanging in 1909.
Falling out of use as a prison following the First World War, in 1929 it was demolished, with only the imposing façade and boundary walls remaining. There then followed a 55 year period of use by the Preston Greyhound Racing Association Ltd, a regular part of the entertainment scene for the people of Derby.
At the other end of the spectrum, our Sheffield office is situated within the iconic Park Hill complex, one of the country’s best examples of 20th century Brutalist architecture and the largest listed building in Europe. Built between 1957 and 1961, following a period of decline, the estate is being renovated by developers Urban Splash. The renovation was one of the six short-listed projects for the 2013 RIBA Stirling Prize. The archetypal architecture of the site means it has featured in the films, This is England ‘90, a recent series of Doctor Who, lyrics by Sheffield band Pulp and in the award winning musical “Standing at the Sky’s Edge”, featuring songs by Sheffield’s Richard Hawley.
Park Hill, Sheffield
Cromford Mills, where Planning & Design also have an office, is one of the world’s foremost sites of industrial heritage. Built in the 18th Century by Sir Richard Arkwright the works were the first water-powered cotton-spinning mills in the world, and were at the spearhead of the Industrial Revolution. They now form part of the Derwent Valley Mills UNESCO World Heritage Site.
The Arkwright Society who manage the site has recently secured £379,000 from funders including the Rural Community Energy Fund, The Wolfson Foundation, Severn Trent Community Fund and Derbyshire County Council, to help bring waterpower back to the site.
The historic site, which played a pivotal role in shaping the Industrial Revolution as the first successful water powered cotton spinning mill in the world, has embarked on a project to install a new water wheel, hydro turbine and water source heating system. By utilizing the original water course, this system is expected to generate approximately 20 to 25% of on-site electricity.
In September Hydro power was on the agenda for the Peak District Business networking event held at Masson Mill Matlock Bath around the corner from Cromford where our heritage team learned about Derwent Hydroelectric Power Limited (DHPL) investment in the site which has long been powered by its own hydroelectric turbines, with any surplus fed into the National Grid the new owners spoke about their plans to capitalise on that position with proposals to improve its generating capacity and create new visitor facilities.
Further down the Derwent regeneration specialists Wavensmere homes are also harnessing Hydro power at their development on an old factory site at Milford Mills, which is situated on the A6 between Duffield and Belper. The 4.7 acres industrial heritage landmark will be transformed into 69 properties comprising one and two bedroom apartments and two, three and four bedroom homes. It is great to see that lessons from the past can be utilised for powering homes of the future.
Working for our client, Clowes Developments, we were pleased to secure planning permission allowing the refurbishment of the Royal Exchange Buildings in Derby city centre.
A Grade II Listed property, the Royal Exchange Buildings, are located in a Conservation Area on Victoria Street in Derby’s city centre and have played a significant part of the city’s history. Clowes Developments are embarking on a project to refurbish the existing offices on the third floor, which has led to the submission of a Listed Building application. The upcoming refurbishment, guided by careful planning and conservation efforts, aims to preserve this historic gem while ensuring its relevance in the modern era. By balancing the needs of the present with the importance of the past, the Royal Exchange Buildings will continue to be a cherished part of Derby’s heritage for generations to come.
The Royal Exchange Buildings, Derby City Centre
This past year has seen the team tackling more complex projects which have to abide by the International Council on Monuments and Sites (ICOMOS) guidelines. This is because these projects lie within the DVMWHS and require a higher level of Heritage Impact Assessments.
One such project was with Chevin Homes and their plans to convert and refurbish St Matthews House a Grade II* former school in Darley Abbey. The building is an architectural gem with an imposing classical façade containing a John Whitehurst clock. It was an early example of a purpose built school provided by the Evans family for their mill workers children A highly sensitive and important building it was crucial that changes proposed, so that the building can remain in use, are able to happen yet still enhance and reveal its heritage significance. We work closely with the councils conservation teams and Historic England to ensure that a good outcome can be found.
St. Matthew’s House, Darley Abbey
Having gained planning permission for Meadowview Homes to build 64 homes on the site of the former Glapwell Estate and hall, we have continued to work with our client on reintroducing a formal garden setting as part of the development which will contain public art, unique garden features, and a children’s play area for residents to enjoy and to link up the site to surrounding parts of the village. The public art element will be in three separate areas across the site, with a distinct design theme running through them to bring cohesion to the pieces. Meadowview Homes chose an award-winning dry stone waller Andrew Loudon who uses local materials and themes that reflect the community. He is working in collaboration with CB Arts Chris Brammall one of the leading metalworkers in the UK and responsible for the sculpture on the Chesterfield roundabout. The project was recently the subject of a feature in Derbyshire Life magazine.
Public art is also featuring at another Meadowview homes site in Stretton North Derbyshire where permission to install a bench with heritage interpretation of the nearby Roman road ‘Rykenield Street’ as part of its design is being sought.
Public art at the former Glapwell Estate. Image: JSO Architectural Visualisation
The heritage team at PDP helped to inform development proposals at Middleton by Wirksworth for our client Woodhall homes ensuring sensitive designs, reflective of their historic context which was key to securing planning permission. Middleton is a delightful old lead mining village nestled in the Derbyshire Dales hills. We worked closely with Woodhall Homes and their architects to devise a bespoke design befitting of the location; one of the largest housing developments to be approved in the Dales in recent years.
Planning permission was secured for a barn conversion in Ible located within the Peak District National Park which comprised of a number of historic buildings including traditional stone and brick farmhouses, converted barns and more modern agricultural buildings. The application was accompanied by a comprehensive Heritage Report which outlined the significance of the barn which helped inform the Local Planning Authority in their assessment of the application. The barn makes a positive contribution to the landscape and the special qualities of the Peak District National Park. The retention and preservation of the building was therefore important consideration given that it is no longer in agricultural use and is slowly falling into a state of disrepair. The application proposed a new use for the barn which consequently would secure its long-term future.
Barn conversion, Ible in the Peak District National Park
Appeal triumph when planning permission was granted for a new access with entrance fencing and field gate and associated landscaping and hedge planting at Sherbourne Mill Turnditch, the old access was over a bridge that was subject to flooding. The main issues were the effect the new access had on the setting of the Grade II Listed Buildings known as Sherbourne Mill and Sherbourne Mill House; and the effect of the development on the landscape character of the area.We argued that there were considerable benefits that together outweigh the less than substantial harm to the designated heritage assets of which the planning inspector agreed.
Our heritage team also assisted with the successful outline planning application for the erection of up to 25 houses on Belper Road Ashbourne. The main issues were landscape impact and impact upon the character and appearance of the area and the impact on the Grade II Gate Farm, and 18th century farmhouse and attached farm buildings. With our in-house architectural team we devised a sensitive design approach which aims to assimilate with the local context.
We also enjoyed success at appeal when tasked with writing a Statement of Heritage Significance for owners of The Toll Gate House on the outskirts of Ashbourne to aid with planning permission for a home to be built on land they own adjacent to the property. You can read more about that project HERE.
This year has also seen the heritage team expand their geographical coverage. We worked further afield on projects in Staffordshire, rural Barnsley and at the Cannon Hall Estate in South Yorkshire and in the Victorian seaside town of Filey.
Jowett House Farm, Cannon Hall Estate
For updates on these projects and more information on all things planning and architecture related, as well as expert advice and opinion, sign up to receive our free Monthly Newsletter.
To discuss how we can assist with your own heritage project, please don’t hesitate to contact us on 01332 347371 or email enquiries@planningdesign.co.uk.
We are a dynamic team of Architects and Technologists that pride ourselves on generating positive outcomes for people, planet, and place with a local focus on projects in rural Derbyshire and the surrounding areas.
We keep ego out of the design process, with no preconceptions, we work with an openness to explore new ideas and find unique solutions to design problems. We aim to bring clarity and give shape to people’s thoughts and ambitions – help them understand how they live and how buildings and spaces could help make their lives better; simpler, easier, freer, and healthier.
The team has the backing of a multi-disciplinary team of talented and experienced Planning Consultants and Heritage Specialists. We offer fantastic career progression opportunities including supporting individuals through the RIBA accreditation process, a rich yearly CPD programme, competitive salaries and benefits, and a positive work- life balance focused on a flexible office hours and home working policy.
Our company values are born from our unique combination of technically skilled consultants and creative designers who all share a passion for the built environment and the positive impact buildings and places can have on people’s lives.
The practice has a friendly and social environment with regular meetings involving the whole team in lively discussions on design ideas and the latest developments in the industry. Our annual Study Trip is always a highlight of the year and an opportunity for the team to come together in a relaxed environment whilst taking in the architecture and culture of UK and European cities.
A further success for the Architectural Team at Planning & Design Practice as our colleague Architectural Assistant Tina Humphreys successfully completes Part 3 of the Royal Institute of British Architects (RIBA) education course, which is aimed at those wishing to achieve status as a fully qualified architect in the UK. In this article, Tina describes the process and her future ambitions, which include becoming a PassivHaus Certified Designer.
“I am pleased to say that I have completed my Part 3 Professional Education course in Architecture with the Royal Institute of British Architects (RIBA) and can now register with the Architects Registration Board.
It has been a very long journey in gaining this achievement, a journey which started back in 2008, when I completed a one year course at college for interior design. My university days were spent at Nottingham Trent University and then DeMontfort University where I completed my Master’s degree.
Planning & Design has been supportive throughout my studies and I would like to thank Siegfried Doering, David Symons, and Lindsay Cruddas for all their help and support.
So with a new year just around the corner, (after celebrating with a few drinks over the festive period) what’s next? Before going on maternity leave in 2021 I started a course in which I can learn how to use a program called the PassiveHaus Planning Package (PHPP). This is an Excel software that can be used at the concept stage, taking the project’s location, orientation, construction method and fenestration to assess the energy efficiency of a design. It makes use of several tested and approved calculations to yield a building’s heating, cooling, and primary energy demand.
Becoming a PassivHaus Certified Designer is also a goal I would like to achieve. There are around 1,500 PassivHaus-certified buildings in the UK and it is growing more popular, and there are many other buildings informed by PassiHaus principles but are not officially certified, and some even exceed its energy efficient standards.
Sustainable design is an important aspect for me and is crucial for mitigating environmental impact, improving energy efficiency, promoting health and well-being, achieving long-term cost savings, adapting to climate change, fulfilling social responsibilities, and meeting regulatory requirements and market demands. As the global focus on sustainability intensifies, architects play a key role in shaping the built environment to be more environmentally friendly and socially responsible.”
Tina Humphreys, Part 3 Architectural Assistant, Planning & Design Practice Ltd
“We are extremely proud of Tina’s determination and effort juggling the pressures of parenting, professional practice, and her studies to achieve this landmark stage in her career and the title Architect. She has worked hard to dig into every aspect of the architectural profession from health and safety to contract management and company structures and has always generated debate within the office by sharing her new knowledge and informed opinions. We are excited to see Tina grow within her new role and are looking forward to supporting her sustainability ambitions for the benefit of the practice and our clients in the future.”
David Symons, Senior Architect, Planning & Design Practice Ltd
As a practice Planning & Design have been researching and promoting a number of sustainability initiatives, including Passivhaus, Code for Sustainable Homes (CSH) and the Renewable Heat Incentive (RHI).
From the earliest discussions with our clients we recognise the importance of outlining the advantages and benefits of building with sustainable aspects incorporated into their projects and ways in which they can reduce the carbon footprint of their project. This is obviously in consideration of their construction budget.
Our approachable and experienced design team is comprised of architects, architectural assistants, designers and technicians, who offer a comprehensive architecture service from concept through to completion.
Do you have the desire to build your own PassivHaus home or sustainable project fit for the future and to combat climate change?
If so, please get in touch on 01332 347371 and we can help you through the process and explain how you can incorporate the latest innovations into your project.
As thoughts turn towards December 25th, and Christmas shopping for the big day, many Derby residents may well be missing their trip to the Derby Market Hall, to stock up on greeting cards and gifts, poultry and panettone. Derby Market Hall which opened on May 29th, 1866, cost £29,000 to build, and is a rare fine example of a Victorian Market Hall. An iconic landmark in the city centre, it is currently closed and being refurbished at a cost of £35 million. This site has a very long history of trading and community engagement, one that stretches back centuries.
At the end of the 16th century Derby had a population of 2000-2500. Many of these were involved in crafts and trades, or were retailers living in and around Irongate, the Market Place and Sadlergate. There was a baker’s shop in Babington Lane, butchers’ stalls in the Market Place, and tailors living on the Morledge. Cloth working was the town’s staple industry, and tailors and cloth workers had their own trade company1.
Previously the site of the Market Hall had been part of the Town Improvement Act when architect Matthew Habershon created a new market area behind the Guild Hall around 1835. It already contained permanent stalls, shops, a butter, egg and vegetable market but by the 1860’s this had become inadequate and it was cleared and built anew2.
Work on building the Market Hall was begun in 1864 with the laying of the foundation stone. It is a lofty and spacious tunnel vaulted space, built of red brick with stone dressings; and has semi-circular headed windows in arched recesses. The centre slightly projects and is of rusticated stone with a blind arch at each side and arched doorway at the centre. The sides have stone-coped brick parapets and centre a moulded cornice and open balustrade. An impressive interior which has an iron and glass barrel-vaulted roof with a central lantern light. The designer was Borough Surveyor Robert Thorburn, modified, after structural weaknesses had been noted, by his successor Edwin Thompson3.
The iron roof of Derby Market Hall covers an area of 220ft x 110ft. The roof span is 86ft 6ins with an apex at 64ft. The Derby Market Hall roof was built from cast iron and wrought-iron components. These were prefabricated by J. & G Haywood & Co of Phoenix Foundry, Derby (whose company was just over the Derwent on Nottingham Road).
Seventy years later, in the 1930s borough architect Herbert Aslin refitted the interior of the Market Hall with new stalls, this allowed the council to raise the rents.
These remained for around sixty years, until 1989 when further remedial work from Robert Thorburns work needed to be resolved, and new stalls were installed. Workmen discovered unique traces of Derby’s history during the renovation work. A well six feet and 30 feet deep was uncovered, which may have served the buildings that stood on the site prior to 1864. Tunnels were discovered running between the Lock Up Yard and the Guildhall. Experts believe they were probably used to move prisoners between the two areas4.
Barely thirty years later those market stalls were again in need of replacing and the building was in need of much needed repairs. Extreme weather such as strong winds, snow, or heavy rain caused a risk that the glass windows might came out of their frames.
This need for renovation presented the Council with an opportunity to transform the Grade II listed building into a contemporary and vibrant destination that will attract visitors from the region and beyond, and act as a showcase for the “Best of Derbyshire”. By linking Derbion and St Peter’s Quarter to the Cathedral Quarter and Becketwell, the transformed Market Hall is intended to serve as a flexible space used for entertainment and restaurants as well as markets offering the best of the region’s independent shopping, food and drink.
The first phase began with extensive roof and structural restoration of its cast iron, copper and glass roof. This was finished in August 2022 and needed a scaffolding structure weighing more than eight blue whales to complete the works.
During these renovations two-time capsules have been discovered by the contractors. They date from 1864 and 1938, the time of the previous renovations. These the time capsules have gone on display at the Derby Local Studies Library, in Full Street, as part of an exhibition, which will run until 16 January.
As one of the most prominent buildings in our city centre, and one envisaged to play such a central role in Derby’s future, the Council have grand ambitions for the revamped Market Hall to function as a seven-days-a-week destination for Derbyshire’s culinary and creative businesses. Equipped with facilities to include a bar and cosmopolitan food court, co-working space, gallery and performance spaces, the Market Hall aims to become a place people want to visit and spend time in again and again.
Time will tell how long this version of the Derby Market Hall will remain but if history tells us anything it is that this Derbyshire icon will continue to serve as a commercial and cultural centre, celebrating the heritage and spirit of innovation that are so distinctive to the region for centuries to come.
Ruth Gray, Heritage Consultant, Planning & Design Practice Ltd
Proposals for high-rise development in Derby city centre are once again attracting attention and controversy, write Richard Pigott and Megan Askham of Planning & Design Practice. The source of the latest controversy comes in the form of Derbion’s plans for the demolition of the Eagle Market building, public house and Derby Theatre, and the erection of a phased mixed-use development; and a separate application to demolish Bradshaw Way Retail Park and build five buildings for housing, commercial premises and office space. Perhaps the most eye-catching element was an apartment block that would be up to 29 storeys high.
The plans received the Council’s backing after seven out of ten councillors voted in favour of the proposals. But the plans must now be referred to the Government due to an objection made by Historic England (HE) who have been critical of the scheme. If the Government approves, Derbion will be able to press ahead with more detailed plans in due course.
Well, these are the headlines anyway, but we were curious to examine the concerns raised by HE, and examine how they were addressed by the council as well as gauge local opinion on what effect these proposals might have. The application is in outline only (detailed designs to follow) but some fairly detailed 3D visuals have been produced, providing an indication of what the development could entail.
Figure 1: Illustrative Masterplan
Figure 2: 3D Visuals
Figure 3: 3D Visuals
Historic England, as a statutory consultee, provided a detailed response, raising concerns about the impact on the setting of the Derwent Valley Mills World Heritage Site (DVMWHS), a number of listed buildings and conservation areas. For those who may not be familiar with the term, setting is defined as “the surroundings in which a heritage asset is experienced”, hence it can extend well beyond the asset’s physical structure and immediate surroundings. As part of any planning proposal, it is always necessary to determine what impact a proposal might have on the setting of heritage assets.
HE’s objections can be summarized as:
Adverse impact on DVMWHS by virtue of harmful impact on the skyline, townscape and scale of the surroundings from the vicinity of the Silk Mill at the southern end of the WHS
Adverse impact on the Grade I Cathedral Church of All Saints, by virtue of the outline proposal having the potential to compete with the prominence of the Cathedral tower as a key historic and cultural landmark
Adverse impact on the Friar Gate Conservation Area by virtue of acting as a highly visible and jarring new addition to powerful vistas from the Conservation Areas towards the city centre
Adverse impact on the City Centre Conservation Area as the outline proposals will have a high impact on powerful vistas
Ignoring the Tall Buildings Study, which recommends a building of no more than 12 storeys on the site, with the proposal for a tower of well over twice this height, thus eroding the Derby skyline and changing the character of the cityscape.
In response to these concerns, the planning officer’s report stated that:
Given the scale and height of the proposed development and its impact on the city’s skyline, there is a potential for the development to have an impact on a number of designated and non-designated heritage assets that reside within the site’s wider context
With respect to the DVMWHS, consideration must also be given to the other heritage assets in the vicinity of the site. From longer-range views, one can appreciate the land levels of the city and the elevated position of the historic core, therefore, given the scale of the proposal, the taller elements of the development will be visible from above the townscape.
The development would protrude above the skyline along Friar Gate which is a direct result of the height of the tallest blocks rather than the proposed development as a whole. However, consideration should be given to the changing land levels.
The majority of heritage assets are located to the west of the application site and there will be a clear interaction between the development and these assets, including Conservation Areas and listed buildings
The heritage consultees echo each other’s concerns that the development will have a degree of harm, some stating that this would be a considerable degree of harm to the heritage assets. The development would also dramatically alter the character of the cityscape, forming a key part of the setting of these heritage assets.
The officer report concluded that there would be some harm to heritage assets but that the public benefits would outweigh this harm.
This application provides further evidence of HE’s position as an influential consultee with the power to delay and potentially prevent development where they identify heritage harm.
In the specific case of Derby, the Tall Buildings Study does identify key views and vistas although these are meant to assist with planning decisions rather than being ‘protected views’ as such.
High-rise and heritage
All cities are patchworks of architectural styles that reflect the changing fortunes and aspirations of a place. At a recent Marketing Derby event there was talk of a “renaissance” for Derby. Redevelopment schemes at Becketwell, the Nightingale Quarter (formerly Derbyshire Royal Infirmary) and the University Business School are well under way. Also in the pipeline are plans for Friar Gate Goods Yard, itself within the Friar Gate Conservation Zone. City centres are changing, and many would argue that Derby needs to move with the times. One issue we see, however, is the apparent disconnect between what heritage professionals or the ‘heritage lobby’ deem to be ‘harmful’ and what the general public feels. Furthermore, heritage professionals will often equate change with harm whereas this is far less likely to be the case amongst the general public, where progress is often seen as a ‘good thing’.
The heritage of our city is reflected and preserved successfully with schemes such as the restoration of the Victorian Market Hall and the success of the Museum of Making, showcasing our industrial heritage whilst also looking ahead. Sensitive repurposing of heritage assets such as the Old Post Office have resulted in a modern facilities like CUBO Work that address modern business and lifestyle needs.
Tall buildings are synonymous with cities and, if Derby wants to be taken seriously as a 21st century city then our skyline needs to reflect that. Over the past century Derby has in fact lost a number of tall buildings that accompanied the loss of its manufacturing industries, as its city centre changed in the early 20th century. Cities also need to densify in order to meet the need for more housing and to breathe new life into our cities. Whilst it remains to be seen whether 29 storeys is an appropriate scale of development, this is matter to be considered at the reserved matters stage when the detailed design and siting of the building can be properly assessed. We do, however, welcome opportunities for development that enhance and complement our heritage, creating a modern, vibrant city, that attracts new residents, visitors and businesses alike.
Planning & Design Practice have gained planning permission for Meadowview Homes to build 64 homes on the site of the former Glapwell Estate and hall. They share the land with Glapwell Nurseries / tea rooms and also the amazing Grade II Listed Gardener’s Bothy which is one of the last remaining elements of the Glapwell Estate. They are designing unique homes and integrating bespoke art and landscaping which will connect the old and new communities of Glapwell to the past.
Once the development is completed, parts of the site will, for the first time, be classed as public open space. For years the site has had no actual use or purpose and the fencing surrounding it was unsightly and dilapidated. Meadowview Homes are restoring the Gardener’s Bothy to conserve it and ensure its long-term future. They are also reintroducing a formal garden setting as part of the development which will contain public art, unique garden features, and a children’s play area for residents to enjoy and to link up the site to surrounding parts of the village.
The public art element will be in three separate areas across the site but all will have a distinct design theme running through them to bring cohesion to the pieces. This will contain a large 3.6m diameter dry stone sculpture. The stone will be laid radiating to the central hole. The inner and outer edges will be contained within a corten steel ring. The faces of the circle will be dished drawing the eye into the centre. In the Bothy Area there will be a sculpture on the lawns on each side of the road with the same design style as above but at a smaller scale. The faces will be flat not dished and again they will be contained within corten steel bands. The sculptures will sit on circles of pitched stone replicating the face of the feature on the horizontal surface.
Meadowview Homes chose an award-winning dry stone waller Andrew Loudon who uses local materials and themes that reflect the community. He is working in collaboration with CB Arts Chris Brammall one of the leading metalworkers in the UK and responsible for the sculpture on the Chesterfield roundabout. The design drawings and landscaping theme have been provided by Janine Crimmins who has won 4 RHS medals. Meadowview Homes are confident that the artwork by these established artists will be an asset to the local community.
Glapwell – a rich heritage
Rich in industrial and cultural history it’s only fitting that Glapwell Gardens will add to that history with its own unique public artwork.
Glapwell Art was part of a planning obligation negotiated between Meadowview Homes and the local council. Known as a Section 106. S106 agreements are legal agreements between Local Authorities and developers; these are linked to planning permissions and can also be known as planning obligations. A Planning obligation will aim to balance the pressure created by the new development with improvements to the surrounding area ensuring that where possible the development would make a positive contribution to the local area and community.
Planning & Design Practice Ltd regularly work with developers to negotiate S106 agreements but this was the first time negotiating an artwork. Our heritage assistant Ruth Gray, who is an artist herself was able to steer the project and formulate a public consultation which has just completed.
Planning & Design Practice are a team of Planners, Architects and Heritage specialists. Based in Derbyshire, we are perfectly located to work nationally for our clients. We offer a comprehensive range of services, specialising in Town Planning, Architecture, Heritage, and Urban Design. For a no obligation consultation to discuss your project or property, please contact us on 01332 347371 or email enquiries@planningdesign.co.uk
Please Note: A Version of this article appeared in the September 2023 issue of Derbyshire Life.
Planning & Design Practice are pleased to announce the granting of outline permission with all matters reserved, except access, for the construction of a new home in South Derbyshire. The proposal constitutes limited infill between existing properties.
The site is located in the Derbyshire countryside within a linear development of houses and within the curtilage of a house situated on the end of a small cluster of homes.
Whilst the outline application was submitted to determine the principle of residential development in the location, the application was accompanied by an illustrative site plan, as shown below in Figure 1, prepared by the Architectural Team at Planning & Design Practice.
It is envisaged that the key characteristics would be as follows:
A single dwelling of modern design and finished with locally sourced stone or brick;
Highly sustainable low carbon dwelling built to exacting standards;
Use of renewable energy and sustainable forms of heating;
Use of existing access to the dwelling to be widened;
Sufficient space within the site for the parking and turning of vehicles; and
Amenity space to be located to the north of the new dwelling.
Figure 1: Illustrative Site Plan
The development will be sympathetic to the local character and appearance of the street scene and wider local area. Additionally, the siting of the plot will ensure no adverse impact on neighbouring amenities.
It has been successfully argued that the proposal would constitute a sustainable form of development, in accordance with the aims of the National Planning Policy Framework and Development Plan.
Gaining planning permission is a key step in almost any development.
Planning & Design Practice Ltd is a multi-disciplinary team of Town Planners, Architects, Architectural Assistants and Design Professionals. 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.
Our values are rooted in friendly service, integrity, teamwork and meeting client’s expectations. We provide honest and sound advice, mediate when required and maintain high professional standards. We aim to build strong and lasting relationships with our clients and we are always pleased to work with architects and other professional companies.
Contact us for a no obligation consultation to discuss your project or property on 01332 347371 or email enquiries@planningdesign.co.uk
Megan Askham, Planner, Planning & Design Practice Ltd
The date on which biodiversity net gain (BNG) comes into law is fast approaching. Here, our Director Richard Pigott, provides answers to some FAQs about the whole process and what it will mean for applicants, landowners and homeowners.
What exactly is biodiversity net gain (BNG)?
Biodiversity net gain (BNG) is an approach to development, and/or land management, that aims to leave the natural environment in a measurably better state than it was beforehand. The minimum gain required will be 10% over and above the existing condition of the site. This habitat gain will need to be secured for at least 30 years via planning obligations or conservation covenants. BNG was stipulated in the Environment Act (2021) and the 2 year implementation period is drawing to an end.
When will BNG actually take effect?
BNG is set to become law in November 2023 with a transition period for small sites extended to April 2024. Small sites are defined as:
(i) For residential: 1-9 dwellings on a site having an area of less than one hectare, or where the number of dwellings to be provided is not known, a site area of less than 0.5 hectares.
(ii) For non-residential: where the floor space to be created is less than 1,000 square metres or where the site area is less than one hectare.
All applications submitted after these dates (the exact dates in November and April are yet to be confirmed) will need to meet the new requirements.
What are the current laws/requirements for BNG?
At present there are no laws covering BNG so it is applied inconsistently across different local authorities. Many now require some level of BNG (often as little as 0.1%) but will all change in November.
How is BNG calculated?
In simple terms, BNG is calculated by working out the baseline value of a site in habitat terms then working out the overall impact of a development using the Biodiversity Metric. This metric is designed to provide ecologists, developers, planners and other interested parties with a means of assessing changes in biodiversity value (losses or gains) brought about by development or changes in land management.
Are local planning authorities ready for the new system?
Almost certainly not. Local planning authorities and wildlife trusts are already stretched and the new system can only add more pressure to their workloads in the short term at the very least.
What if BNG cant be achieved on site?
There is a preference for onsite or local enhancements. However, in many cases it will not be possible to achieve biodiversity net gain on a development site or on adjacent land within the applicant’s ownership or control. In such circumstances, the developer can secure the unit shortfall by securing a bespoke site for net gain, or from appropriate sites on the local net gain habitat market from other landowners. These sites will need to meet the criteria of the biodiversity gain sites register when available. If a shortfall in units required to achieve BNG remains, having explored the onsite and local offsite options, a developer can purchase statutory biodiversity credits from government as a last resort.
What will off site BNG cost and will this impact viability?
At present it is very hard to predict what the cost of off-site BNG will be as there remain uncertainties about how the system will work. The Land Trust has previously suggested that BNG units could be worth around £10,000-£25,000 each, although local demand and supply are likely to be what ultimately sets unit prices. What can be said with certainty though is that BNG could be a very significant factor affecting the viability of some schemes, both large and small.
Comment
Whilst mandatory BNG is hardly an overnight concept, it certainly seems to have gone under the radar for many of our clients and eyebrows are often raised when we tell them what it could mean for their proposals. Some clients are determined to submit applications before November but this is not always possible for a variety of reasons. If you wish to discuss this issue further please do not hesitate to get in touch on 01332 347371 or email enquiries@planningdesign.co.uk.
Richard Pigott, Director – Chartered Town Planner, Planning & Design Practice Ltd
Planning & Design Practice are pleased to announce the approval of the redevelopment of the Outwoods site based at Queens Hospital Burton, to provide a new health care village.
On behalf of the University Hospitals of Derby and Burton NHS Foundation Trust (UHDB), Planning & Design Practice prepared and submitted an application for a transitional care unit, 85 extra care apartments, a 72-bed care home, community hub, a GP and primary care facility, and a 100-place children’s nursery. This application followed a previously approved outline application for a similar scheme.
Over the years there has been an increased pressure for new clinical accommodation in the area, with the hospital serving communities with an ageing population and deprived areas with higher than average rates of certain illnesses. UHDB continues to invest in state-of-the-art equipment and strives to continually improve the quality of its patient care, generating a need for more space.
The Outwoods site includes vacant areas and buildings with high ongoing maintenance costs, and the aim is to demolish the inefficient existing buildings to make way for the new health care village concept; this development takes into account the existing topography of the site.
At Planning & Design Practice we were involved in conversations with the clients and third parties to create a scheme which would be beneficial to the community, whilst also having a positive impact on the built and natural environment. This open conversation between all the stakeholders of the project allowed for a successful outcome that will benefit both the immediate and wider community.
The approval of the Outwoods Hospital Site redevelopment follows a number of other approvals that we have gained for the UHDB Trust through our long-term partnership. These have included our two recent approvals at Royal Derby Hospital for the retention of a temporary ward, a rooftop extension and refurbishment supporting day case services and a new multi-storey car park at Royal Derby Hospital.
Over the last 20 years, Planning & Design Practice have worked with and for a wide range of public sector and not-for-profit bodies including the NHS, Government Agencies, District and Unitary Local Authorities, County Councils and Town/Parish Councils. A number of our senior team have extensive experience of working in the public sector and this undoubtedly helps us to understand the requirements of public bodies. For more information or to discuss your project please contact us on 01332 347371.
