Jonathan Jenkin Planning & Design Archives - Page 3 of 7

Covid, shopping and climate change

29th November 202229th March 2021 by Gary Stringer

As we ease out of lockdown, our Managing Director Jonathan Jenkin, looks at the changes that the Covid-19 pandemic has brought to our high streets, and the complex interplay between climate change and our retail habits.

Covid 19, the rise on online shopping and the collapse of multiple retailers provides opportunities to reduce travel demand and by doing so carbon emissions. The market has seen a rise in local shopping habits with vacancy rates in district and local centres remaining low. In Derby for example vacancy rates in suburban local shopping locations such as Chaddesden, Chelleston and Mickleover have remained low while vacancy rates in the city centre have soared as multiple retailers and banks have deserted the city.

This means that people are shopping locally and much of the comparison goods shopping is taking place online. In order for new retail business to locate in the city centre they will need a significant drop in rents and rates as retail is now far more competitive because online shops do not have the costs of bricks and mortar. Retail is still needed to help to support non-retail social and leisure activity. Eating and experiences combined with specialist shopping should help centres to regain their vitality and viability and by staging events and conferences in city centres trade will revive and activity levels will increase. Most city centres have good public transport options and the centres are often in easy walking distance of inner city residential areas. They need to become the focus for civic and public activities so that events and nights out can take place without significantly increasing carbon emissions.

During the Covid pandemic out of town shopping has however seemed to be a safe place to shop. Shoppers are insulated from others by driving and vacancy rates in out of town car based retailing have held up well. Car based shopping is not good in terms of climate change. Not only is it wasteful of land and creates vast areas of tarmac but carbon emissions to regional and local retail parks is significantly higher than either town centres or local shopping. It maintains a dependence on the private car with the health and social dis-benefits that go with a car based lifestyle.

Covid and climate change provide an opportunity to revive the high street, renew city centres and create more sustainable cities. But to achieve this out of town retailing must be curbed. Britain has an over-supply of retail floorspace so it is depressing to hear that a major sub-regional outlet centre is to open in Cannock. It is supposed to create 1000 jobs in a town with a high unemployment rate but the centre is almost entirely car based and its opening will lead to more than 1000 jobs being lost elsewhere. Some of the regional shopping centres such as Meadowhall and the Metro Centre are showing their age and again these provide an opportunity for redevelopment and re-use for housing, offices and industry so it is disappointing that owners of these centres (most of which are now bankrupt and are being supported by the banking sector) are looking at revamping and expanding their centres as retail and leisure destinations.

Climate change needs us all to change to become less of a consumer society and a more healthy and socially aware society rooted in place where we have a network of friends and family living close to each other. Attractive and healthy places to work and to live with day to day needs met close to home allow children to reclaim the streets, it allows older people and those with disability to get the services they need close to home, it means more time spent outside walking and cycling and more time being part of a town and village rather than as an atomised consumer rooted to the next gadget.

We have major challenges ahead but also major opportunities to create a better society. Retail presents an interesting picture, two directions of travel but only one that is compatible with the long term health of our society and with climate change.

Housing numbers – The government’s ‘U’ turn and re-think

29th November 202220th January 2021 by Gary Stringer

The government sets a minimum housing figure for each Local Planning Authority in England. The figure is derived using the ‘standard method’ and it takes into account the need to build 300,000 new homes a year and takes into account the cost of housing with the aim of providing more housing in areas of high demand.

Using Office for National Statistics figures on new household formation, an algorithm calculates broadly the minimum number of houses that should be built each year for each local authority and this figure is also used to judge the delivery of housing, and whether extra measures are required to boost the supply of housing.

Residential housing numbers are controversial and the standard model approach has led to many conservative controlled councils’ having to accommodate large numbers of new homes and this has affected the Government’s core vote.

The anger against the outcomes of the standard model has been the driver for change but the collapse of the High Street and with the need to meet climate change; the government have decided to reduce the amount of housing built in rural districts and in the Home Counties but to increase building in the 20 largest towns and cities including London. These urban areas will have to boost housing supply by 35% with a focus on redeveloping previously developed land, converting buildings in city centres and increasing densities.

Set out below is a chart taken from a recent lecture held in Derbyshire which shows how house numbers have fallen for most authorities but rise steeply in Derby.

For most councils’, new local plans will need to allocate less land for housing, housing delivery targets will be much easier to achieve and the opportunity for speculative development will be less. However for large urban areas the pressure will be on; how combined authorities will re-act to this change is difficult to gauge, but established relationships between cities and their hinterland could be placed under stain as smaller edge of city authorities seek to protect their residents from the impact of new housing. In addition Covid has shown us the importance of minimum space standards and private open space. Combining better housing, increasing housing numbers but using less land will be a challenge indeed.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

End of year review – Looking back at 2020

29th November 202223rd December 2020 by Gary Stringer

As 2020 draws to a close, Jonathan Jenkin, Managing Director of Planning & Design Practice Ltd looks back to review a turbulent and uncertain year, whilst looking ahead to the opportunities of the new year.

In my review last year I envisaged 2020 as a year for growth for the businesses, we had recruited well in 2019 and new staff members were finding their feet. The New Year began in that vein and tackling climate change through our architecture and through planning was top on the agenda, with the aim of moving our clients towards a greener future using less energy, releasing less Co2 and designing in resilience. We set our selves new targets and sought to define our broader aims and values as a company.

We upgraded our internet service in the autumn of 2019 and it proved to be fortuitous because by the end of March everyone was working from home. The planning system carried on working, local government was quick to adapt and our deadlines and the issuing of planning decisions continued. Some applications were held up because it took time to create virtual planning meetings but by June and July these were up and running in most parts of the country. The building industry stopped for only a short period before it too was up and running and construction re-started in early May.

By June, staff started to drift back to the office and we agreed to a blended model of home and office working to maintain social distancing but to keep some of the gains of office life. The loosening of Covid restrictions, a wonderful dry and sunny spring led to an upturn in business activity during the summer. The government extended permitted development in September and issued a new planning white paper. Climate change has not gone away and a semblance of normality began to creep into our working lives.

In September, the Covid 19 cases began to rise and activity was suppressed and generally as autumn gave way to winter, the level of suppression has increased. We continue to operate a blended model of home and office based work, we continue to meet with clients (while meeting social distancing requirements) and we continue with site visits and our engagement with Local Planning Authorities.

The housing market has proved to be robust because of a huge injection of money into the economy by the Bank of England combined with the reduction in Stamp duty. The price of housing in rural and coastal communities has risen sharply as internet based working from home has led to some people seeing a future for themselves where they do not have to commute and can live where they want, no longer tied to the shackles of the office. But for young people in particular and those on smaller incomes, home working is not always a viable option. They do not have the space; they do not have the internet connections and home working can be socially isolating. The office has an important social and community function which should not be overlooked. The office for us has proved to be a more creative space and this is exemplified by our weekly architectural team meeting which brings team members together to review work and to discuss problems. The office also helps to build mutual support and understanding as people spend time with each other.

Virtual planning meetings and on line planning appeals have required new ways of working. While councils are able to make planning decisions, the level of public participation has been reduced. Several councils do not allow speakers to address the planning committee direct and some planning officers and conservation officers have proved difficult to contact. Virtual planning appeals can be difficult to manage and we are reliant on all the participants have good internet access.

As the suppression of social activity and social contact continues, these virtual systems will become embedded and will only change back slowly as greater social contact is allowed.

Covid 19 exposed the poor quality of much of our housing stock, its lack of space and often the lack of private outside space particularly in our cities. In lockdown, you need to get outside and if you are working from home, you need space to work. The government have finally acknowledged that the Class ‘O’ permitted development office to residential conversion rights have created sub-standard housing and all new development will have to provide all habitable rooms with natural light and from April 2021 meet minimum space standards. But this is not enough. All new housing should have private open space with minimum outside space standards. Flats need balconies and terraces and these need to be large enough to provide real benefits to residents. All new residential units and residential conversions will need to include working from home space and this will require additional floor space and higher minimum space standards.

The new planning white paper drew very few plaudits and much criticism. This came from within the Conservative party and from the architectural and planning professions. The paper is due to be translated into legislation in the spring, but I expect delays and a rough passage through parliament. One of the key problems for the government is its ideology of individual freedom when confronted with a public community based planning system where local people can decide on what can be built and where, affecting the rights of those who own land and buildings.

Planning is about society and community, where the interests of the community are greater in law than individual rights. The problem for the government is that many conservative voters benefit from and support the planning system. They want and like to be able to make decisions about their own communities and be able to protect their own quality of life against development and developers. Green belts, AONBs, conservation areas and limitations on development outside towns and cities benefit the better off more than the poor. The planning system by regulating development by the community tends towards the status quo.

To get round some of these restrictions the government has expanded permitted development rights which have begun to hollow out the planning system, but this approach is reaching the end of what can be achieved as new permitted development rights are so complex (to protect legitimate concerns) that they amount to a planning application in all but name.

Permitted development is fertile ground for consultants like us; they do provide back stop positions and can help to deliver development. But they also make the system very complex and difficult to navigate and require an ever deeper understanding of the system to maximise development opportunities.

Looking towards 2021 it will be a quiet start, but I remain optimistic about the future. We have a great team here at Planning and Design who are committed and enthusiastic. There is much work to do to improve people’s lives and we will be there to make our contribution.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

The future of Derby Assembly Rooms

29th November 202214th December 2020 by Gary Stringer

Jonathan Jenkin, Managing Director of Planning & Design Practice Ltd has objected to the proposed demolition of Derby Assembly Rooms. This large and iconic building dominates Market Square and has hosted numerous events and has been at the heart of city activities for almost 40 years.

The building was built to a high standard but a fire on the adjacent car park roof in 2014 destroyed the main plant and machinery and this immediately led to the central functions, the assembly rooms themselves being closed. The carpark remained open for use and it continues to be used and provides funds to the council. The ground floor restaurant space overlooking Market Square remained in use as did the tourist information centre until the council moved the tourist office to Riverside Chambers. Using insurance monies some repairs we made to the plant and machinery but the Assembly Rooms has never re-opened.

The Assembly Rooms themselves have become dated and are not now considered to be suitable for use as a major concert venue and for live theatre without a major overall and partial redevelopment. Renovating and updating the Assembly Rooms will be expensive and a new event, concert venue and theatre have been approved on land across the city centre at Becketwell. The council cannot afford to support both projects and two similar venues are unlikely to be viable in the city. The council were however supporting the renovation of the Assembly Rooms but costs have spiralled due to the council’s requirement of a minimum 15 year lifespan for operation following renovation and this requires that the existing building structure can be guaranteed to last at least a further 15 years without major further expenditure. The problem is that as a 1970s construction the building contains roof panels that only had a projected 30 year life span. To remove and replace these would be expensive and has made the project unviable. However the roof panels are in good condition and have not deteriorated and could easily last a further 30 years without needing removal. This cannot be proved, so essentially it is a matter of insurance rather than the condition of the building.

The council have thus applied to demolish the Assembly Rooms with no plans for anything to replace it. Leaving a large void in the heart of the city would be devastating and the plans for an area of open space are poor and ill conceived. The removal of the Assembly Rooms would lead to the loss of a whole side of Market Square with no existing buildings at the rear of the Assembly Rooms to front the square.

The detailed structural report that accompanied the application for demolition found the building to be essentially sound and in good order for its age and having been empty for 6 years. The Assembly Rooms are a strong piece of architecture which contribute to the appearance and character of the city but it divides opinion (similar in its Marmite character to the famous Preston Bus Station).

Starting with a new brief, the council should undertake minor works sufficient to allow the building to re-open. The fire damage is not as extensive as first thought and new plant and machinery can be installed. The Pick Everard report states that the roof does not present a danger to the public. Whist the roof needs to be the subject of regular inspection it would allow the building to re-open.

Firstly the council should re-open the shops and restaurants on the ground floor as part of the regeneration of the city centre. Most the ground floor fronting Market Square can be opened up for very little money and although the rents will be lower because of the collapse of retail, it would allow new businesses to open up breathing new life into the Cathedral Quarter. The tourism information centre should re-open in Market Square so that visitors to the city can continue to be supported but using a central location that is visible to the public.

To prosper the city centre needs visitors, the hotels in the city need support, the museums and shops need support. It is folly to the extreme to lose the visibility of tourist information from the centre of the city. The Darwin suite of the Assembly Rooms could be re-opened in the spring following the relaxation of Covid 19 rules for conferences, events and meetings including weddings. Offices around the suite can be let and the city can use catering companies which currently support Connect Derby to provide food and beverage.

The main issue is what to do with the Assembly Rooms themselves. The Assembly Rooms is a dated working theatre space and events space but who could use it? The Guildhall is used by local amateur dramatics groups and as a small venue for touring theatre and the Assembly Rooms because of its size and scale is not appropriate for these groups. The Guildhall itself is currently closed. The Assembly Rooms theatre and events space could be used by Academy trusts and LA secondary schools, sixth forms for youth based performances, for graduations and for a wide variety of other events as it has always done.

It would allow young people the opportunity to perform in a good sized auditorium, and as a semi-professional space with technical support and management (perhaps extending DEda’s brief) paid for through a variety of sources including the education authorities and trusts and through income generated by events. Being in the city centre it is accessible by young people who can travel in by bus and by non-car means.

For secondary schools and sixth form it could be a new shared facility. With a population of over 260,000 and more than 28,000 secondary school children and sixth formers the number of events and the level of use could easily justify the continued use of the space. The space would also be open through the council for others to use where the education calendar would allow. Using the Assembly Rooms in this way would bring young people into the city centre and their parents. It would add to the vitality to the city centre and would make the city a city of opportunity.

We need to breathe new life into the city centre and re-using what we have is a more sustainable option. Small steps, opening up the Assembly Rooms and getting events going will do much to help to revive the city centre. The commitment of the council to the re-use of the Assembly Rooms and the opening up of active uses onto Market Square will show the councils self-belief and from there private sector investment will follow.

Now more than ever we need to invest in our city and our people, particularly our young people. The council needs to be more ambitious and use what it has as well as looking to build its future.

Chelsea town houses collapse forces evacuations

29th November 202216th November 2020 by Gary Stringer

The collapse of two listed Chelsea town houses worth over £16m (with no casualties) made me think about why it happened , the build quality of Georgian houses and the hurdles facing the developer to get the re-building/new building approved and the work re-started.

The BBC article suggested a link between the collapse and the digging out of the basement. This is uncertain although the collapse was limited to the two houses and the party walls with other properties remain intact. The collapse was therefore limited to the area where the basements were being dug.

Getting a good builder in London is difficult and building in London is expensive. Clearly something went badly wrong in the management of the site and the working methods being employed.

Georgian buildings were not subject to building control and the level of inspection during construction is unknown. Georgian houses are often poorly built and the structures are often weak. The flank walls and the rear and front walls are sometimes not keyed in and cross wall supports are not always in place where they are needed. Sometimes the weight of an upper floor and walls is supported on thin timber lintels, which rot or become weakened. If you have a weak structure and you then undermine it, it is perhaps not surprising that it would then collapse.

The properties were so damaged in the collapse that the houses will need to be re-built and cannot be renovated. This means a fresh planning application before re-building can start. It also means a completely fresh listed building application.

The council has a number of options. Being listed they could insist that the properties are re-built as an exact copy of what was previously there and had planning approval. Secondly they could require the front façade to be re-built as it was with all its decorative features but with a completely new back to the building. The third and most radical option would be to allow a high quality contemporary pair of houses be built, buildings that would be a fitting replacement for those that have been lost.

With a fresh planning application comes a Community Infrastructure Levy cost which would not have been applicable in the conversion of the original building (but could be applied to the agreed basement extensions). This will cost the developer significantly more.

In terms of time and effort, the second option is likely to best meet the developer’s aspirations. The building would retain its Georgian appearance and therefore its value but the internal layout and spaces could be radically different allowing future occupiers to tailor their individual needs and in doing so, add considerable additional value. The buildings would be listed as part of a group and they would maintain the appearance and character of the conservation area. The rear elevation could be very contemporary and this could add to the sense of place and there would be a small gain in conservation terms if the rear elevation design and execution was both appropriate and high quality.

The third option would be the most difficult to pull off. The collapsed buildings are part of a terrace and the pair provided a central feature in the terrace.

The fact that they were different is the starting point for a contemporary alternative. To be confident in the new design the council would want the design to be peer reviewed so that it gained the support of key architectural groups and the architectural establishment. It is likely therefore that the architect would have to be well known or was a young aspiring architect or practice with a rising reputation. With an innovative and interesting approach the new design could provide two listed buildings for the future but to achieve this will requires a great architect and a great design, a willing owner, good finance and the support of the council and conservation organisations.

In that context, converting the existing buildings was a far easier prospect. If the buildings were fully insured during the building works and the building company was fully indemnified then re-building could take place and be funded. If it was not, getting back the losses will be difficult and it may be many years before the terrace is restored.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

Main Image: PA Media

New road and roundabout signals start of Ashbourne regeneration scheme

29th November 20229th November 2020 by Gary Stringer

As planning consultants and agents we have been working with the developers FW Harrison since 2011 to facilitate the largest single development site in the Derbyshire Dales. Work on this multi-million pound scheme will unlock land for employment and housing development, helping to drive the regeneration of Ashbourne.

Having first achieved outline planning permission in 2015 we obtained detailed consent for the link road and this led to a technical start being made on the road in 2019. Since then the county council submitted revised proposals for the roundabout and modifications to the link road and the developers submitted a fresh outline planning permission for the whole site which was agreed earlier this year.

The Airfield site will release up to 20ha of new industrial and commercial development. This will provide a major boost to the economy at a time when the economic performance of the Derbyshire Dales is being suppressed by Covid 19 lockdown restrictions. It should help to lower future unemployment rates in the Ashbourne area as it will allow the expansion of existing businesses located on the Airfield industrial estate, it will facilitate the creation of new businesses and attract new companies to the area.

The new link road will provide a second access onto Blenheim Road which will lower congestion on the Derby Road. It will provide a new high quality entrance to the town; the new road will be landscaped and will contain wide footpaths and a cycleway. A new bus service will be routed along the new road and the road and the commercial and industrial development will be drained to a large balancing pond which will also serve as an area for wildlife. The new development will reduce the potential for flooding from the Airfield and the new drainage features and landscaping will protect existing housing on the edge of the airfield from increased noise and disturbance.

There is planning permission for 367 houses and in Phase II of the development a further area of housing and community facilities is proposed as part of the Adopted Local Plan adding up to 1200 new homes. This is in line with sustainable development principles and will provide homes close to work, schools and neighbourhood shopping and community facilities. With good public transport and a network of footpaths and cycle ways, the extension of Ashbourne will create a balanced sustainable community. New areas of open space will be provided with play areas and areas for outdoor sports and recreation. There will be a choice in the modes of transport and the development will not rely on the private car. The Airfield presents a major opportunity for the District to accommodate new development sustainably, with housing for the whole community, from apartments and bungalows for the elderly to large family homes. There will be mixed tenure with the housing to rent as well as homes to buy. There will be affordable housing, some of which may be developed by the Council’s housing arm.

The opening up of the airfield site through the construction of the new roundabout and the link road is very exciting and is an important milestone in realising the vision for the site. This is a shared vision of the County and District authorities and by the developers and their consultants. All sides have worked hard to get this project off the ground and in these uncertain times the start of this key project is to be warmly welcomed.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

Main Image: Jacobs Engineering

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.

Unsure of your site’s potential? Contact us on 01332 347371 for a no obligation consultation, we are able to provide our professional opinion on the planning potential of your property from the outset.

The East Midlands Development Corporation – is the proposed freeport a Trojan horse?

29th November 20222nd November 2020 by Gary Stringer

PDP_East Midlands Development Corporation

The proposed East Midlands Development Corporation seems to be a reincarnation of the former East Midlands Development Agency that was killed off by the Cameron Government back in 2011. That is not to say that it is not welcomed.

All three sites are linked to HS2 and their development will help to cement the second phase of HS2 and importantly it will integrate HS2 into the wider economic and social fabric of the East Midlands. Toton and Radcliffe on Soar are both large brownfield sites whose redevelopment linked to the rail network and to other public transport links has the potential to be sustainable development.

East Midlands Airport (EMA) and the proposed ‘Freeport’ status is a more difficult proposition in planning, economic and climate change terms. As a freight airport, EMA has been very much less affected by Covid 19 than other airports across the UK and this is welcomed. If air freight continues to increase and operators begin to use direct access to the rail network then there is the possibility of lower CO2 emissions but this will require much reduced aircraft emissions. Emission levels will not increase if the airport’s freight expansion is created using slots currently reserved for air passengers. It would also have the effect of improving the long term economic health of the airport.

The freeport status for EMA is intended to stimulate economic activity due to government stimulus or tax breaks and there can be an agglomeration effect for particular sectors of the economy. The main advantage of freeports is that they encourage imports by lowering duty and paperwork costs. Manufacturing businesses that are inside the freeport can benefit from cheaper imported inputs/components in comparison to those outside the area.

On the other hand, the UK Trade Policy Observatory (UKTPO) cautions that the evidence of wider economic benefits of freeports and other zones are mixed, as they depend heavily on the design, access to transport infrastructure, skilled labour and capital within the zone in question. There is also a risk that freeports and zones don’t create new economic activity but rather divert existing business into the area with the allure of tax breaks – at a cost to the taxpayer in the form of lost revenue.

Ultimately, the UKTPO concludes that “whilst some form of free zones could help with shaping export-oriented and place-based regional development programmes, policymakers should (i) devise measures that counteract possible diversion of economic activity from elsewhere, and (ii) offer a wider set of incentives than just free zones, while keeping within the WTO [World Trade Organization] and any ‘level playing field’ obligations that arise from our trade agreements.”

The companies located next to EMA include Amazon and other large internet retailers. Internet retailers are already benefiting hugely from the Covid 19 crisis. Amazon in particular is creating a dominant position in the market which in there long term could have significant adverse economic and social effects. If internet retailers can also benefit from freeport status, with tax breaks and additional government support these companies will only be further advantaged. Internet retailing has seriously affected the high street, it has reduced the tax base in the UK and it has undermined pension funds. Combined with Covid 19 restrictions it is also affecting the social fabric and as the tax base is eroded the funding available for the NHS, for education and for investment reduces. We all in effect become poorer.

The government needed to ensure a level playing field for all UK based businesses. We all have to pay tax and this includes multinational internet retailers.

The proposed Freeport must not further advantage the advantaged and this cannot form part of the levelling up agenda as it will only achieve the opposite. The gap between wealth and poverty has increased during Covid. Investment must not exacerbate this but should seek to close the gap for the sake of our society and for the people of Britain.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

Main Image: Artists Impression – Midlands Engine

Planning applications – Moving on up

29th November 202220th October 2020 by Gary Stringer

With the number of planning applications submitted in England on the way up, Jonathan Jenkin, Managing Director of Planning & Design Practice Ltd shares his thoughts.

The Planning Portal has just published its latest Market Insight Report setting out the levels of planning applications submitted via the portal and a breakdown of the types and nature of the planning submissions being made. Most planning applications are now submitted via the planning portal and the portal has registered the largest increase in application submissions for many years. With the caveat that not all planning applications are submitted via the portal and that the numbers of applications using the portal is increasing year on year it is nevertheless a welcome increase.

Covid 19 has led to much more home working and most people are spending more time at home. Foreign travel has been hit hard his year and this has led to less money being spent.

Home working requires space and for many, space is at a premium. Poor aspects of the home environment become more pressing when you have to live and work from home and the need to improve the home environment becomes more important. Unsurprisingly this has led to a 46% increase in householder applications for home extensions and home improvements. Not all extensions or alterations require planning permission or prior notification so this increase signifies a welcome uplift in general building activity.

There was an upward trend in all regions of England with the highest increases in the North West and North East of England followed by the East Midlands.

The number of full planning application submissions made through the planning portal has been below the levels submitted in 2019 through the whole of 2020 up until the end of August. However in September this trend reversed and the month saw an increase of 4%. This may reflect the recovery in market sentiment since the easing of restrictions in June and it is hoped that this will continue. However the overall number of full planning applications submitted in 2020 is still well down on 2019.

The scale of development and the reduction in larger planning applications can be seen in the Planning Portal’s figures for planning fee income for local councils. Planning fees for larger development can be substantial and overall planning fee income for council planning teams from planning application submissions is well down on 2019 although I am pleased to see a recovery in fee income in September.

Here in mid-October with the government increasing restrictions again in response to an increase in Covid cases the Government’s actions could seriously depress market sentiment and levels of activity and this may not improve until the spring of 2021. However the construction and development market can be robust and the need for development continues, driven by increases in the population of England and the need to address climate change.

Developer to appeal after council rejects business park expansion

30th November 202212th October 2020 by Gary Stringer

Following a recent decision by Amber Valley borough councillors to reject plans to extend Denby Hall Business Park we are planning to appeal on behalf of the applicant.

With 60,000 square metres of floor space, the extension to Denby Hall Business Park would create 680 new jobs as well as safeguarding 100 more in the first 5 years of the development going ahead.

Councillors and residents said safeguarding jobs and boosting the local economy did not justify construction on protected green belt land, which was formerly a colliery. This decision was against the recommendations of council officers.

We believe that the council’s decision is wrong and we have recommended that our client goes to appeal. The proposals represent a major investment in a sustainable location and the view of planning professionals is that the development should go ahead.

Defending a planning appeal could cost the council thousands of pounds. This could increase much further if government planning inspectors mandate that the council pay the developer’s appeal costs.

Jonathan Jenkin, Managing Director of Planning Design, acting as agent for the applicants, told the Local Democracy Reporting Service: “We were disappointed by the decision the planning board made last night to refuse planning permission.

“We put forward a very good case that had the support of planning officers. Developing in the green belt is not taken lightly. We were able to show that there are very special circumstances that outweigh the harm to the Green Belt.

“There are no reasonable alternative sites and this was confirmed by the council’s own independent report.

“The minimum amount of green belt land would be used; the project would create and protect 780 jobs and it would create a world leading indigenous and green manufacturing facility.”

Planning and Design Practice Ltd has extensive experience of the appeals system and can take forward written representation; informal hearing and full public inquiries. We also can deal with all types of enforcement action.

A planning appeal is there to allow the opportunity for an independent inspector to review the decision that was made by the Planning Authority and to assess it purely on its planning merits. Both the applicant and objectors can attend the Inquiry ad all points of view will be taken into account.

For more information about the appeals handling process, the types of procedure or to discuss your own case please get in touch.

Main Image: Derby Telegraph

Derby City Centre – Assembling the options

30th November 20222nd September 2020 by Gary Stringer

The Covid-19 pandemic has exposed the weakness of Derby City centre. As a second order centre it does not attract out of town shoppers or tourists as a centre for retail spending because the offer is not top end, it cannot compete with nearby Nottingham or on-line shopping and out of town retailing. Whilst Derby district centres thrive, its town centre fails. The loss of office jobs to Pride Park, the closure of retails chains and the banks and businesses such as solicitors relocating to Pride Park has left large parts of city centre buildings empty.

Intu has also crashed and has gone bust. The centre remains open with the support of Intu creditors but it now has many empty units and key anchor tenants including Debenhams remain only by the grace of their creditors. Indoor events venues including the cinema and bowling/golf are not viable at the moment because of Covid-19.

Derby City Centre needs to be regenerated. This needs to be a combination of small scale organic refurbishment with small scale specialist shopping together with larger schemes. Radical changes are needed to the financial structure of the city centre. This means a radical change to rent and rates and we need to value the city centre and see it’s potential. There is more long term investment in buildings and structure in the city centre than anywhere else in Derby. To let the city centre continue to deteriorate is to throw away 300 years of investment for short term values and entrenched interests who do not value Derby or its people.

To bring the city back to life absent landlords need to re-think their expectations and their approach to city centre buildings. For too long absent landlords (often Pension funds) have used commercial buildings as part of their portfolios. Their value is based on their financial return and past rents are now unrealistic and this is creating high vacancy rates. To lower vacancy rates it will need a major revaluation and a significant drop in rents. By lowering rental values drastically; rents become affordable to a wider range of operators and small businesses.

Secondly Derby City Centre should re-think its enterprise zones. No longer should Infinity Park be the locus for a rates free environment, it should move to the city centre. It is unfortunate but Infinity Park has failed. Business does not want to locate there. The city’s priority should change and the city council should use the Enterprise Zone in a more effective and creative way by moving it to the city centre. A low rent, rates free city centre would re-invigorate the heart of the city.

Landlords would look at the whole of their buildings not just their ground floors. Schemes to house people, to refurbish upper floors would become viable and necessary, as each part of a building would make its contribution, not just the value of the ground floor operation. It would allow a wide range of tenants to take over premises, including small specialist businesses, housing associations and residential tenant groups. It would create greater diversity and variety. It would also help promote the arts and create spaces of artists and studios.

The city should also look at all its buildings including the Assembly Rooms. Are the ceilings really going to fall in? Could the building not be re-used by a wide variety of small businesses and even as accommodation? Why knock down a serviceable building? The decision to knock the building down seems to be based on not being able to keep it as the Assembly Rooms, but what else could it be used for? Other options do not seem to have been explored and if it is knocked down, how long will the scar remain to disfigure Market Square. Look at Becketwell, it has been an eyesore for over 30 years and the damage it has done to the image of the City Centre has been significant. To do the same in Market Square would be horrifying.

With climate change we need to use the buildings we have, not knock them down. Build a new entertainment venue in Becketwell by all means, but save and re-use the rest of the city centre, re-pave Market Place and with a re-purposed Assembly Rooms create a radical and exciting future for Derby.

Jonathan Jenkin, BA(Hons) BTP MTRPI, Managing Director, Planning & Design Practice Ltd

Housing numbers – The government’s ‘U’ turn and re-think

End of year review – Looking back at 2020

The future of Derby Assembly Rooms

Chelsea town houses collapse forces evacuations

New road and roundabout signals start of Ashbourne regeneration scheme

The East Midlands Development Corporation – is the proposed freeport a Trojan horse?

Planning applications – Moving on up

Developer to appeal after council rejects business park expansion

Derby City Centre – Assembling the options

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