Planning Consultants Sheffield Archives - Page 2 of 10

Revisiting a redeveloped Lenton Gardens

22nd August 2023 by Gary Stringer

A visit to an award-winning housing development bought back memories of student life for our Part II Architectural Assistant Tina Humphreys. Here she looks at the redevelopment of the Lenton Gardens estate in Nottingham.

The housing scheme in Lenton Gardens by jtp Architects has won a variety of awards such as LABC East Midlands Building Excellence Awards 2016- 2017 for Best Social or Affordable New Housing Development and was also shortlisted on the RIBA East Midlands Awards 2018 Regional Awards.

Back in 2014 I was in my first year of university studying architecture and living in student accommodation in Lenton, which is a converted historical industrial building. Opposite the student halls was this bleak and rundown site which had 6 high-rise residential towers of brutalist-style architecture. Concrete prefab façade with small windows and a very monotonous style. There were green spaces surrounding the towers but nobody used it or in fact dared to walk through it!

In 2012 Nottingham City Homes and Nottingham City Council made the decision to replace the existing residential tower blocks with new accommodation of better quality and to create a better way of life. The brief was to bring back key movements through the site from north to south and east to west. In addition, the aim was to provide a mix of affordable family housing and as well as homes for the elderly, and to provide a sense of community with cafe’s and office spaces. To do this jtp Architects worked closely with the Lenton community by holding drop in sessions and workshops during the concept stage and reporting on the feedback they received about the layout and design of the new homes.

The final result is a good mix of flats, semi-detached houses, detached houses and bungalows, with soft landscaped green spaces in between. The architectural style uses traditional red and blue brick and white render with some traditional features from housing within Lenton area but in a modern way.

The scheme also incorporates sustainable features such as PV panels and meets, what was back then the Code for Sustainable Homes level 4.

Tina Humphreys, Part II Architectural Assistant, Planning & Design Practice Ltd

Planning & Design Practice believe in good architecture, to improve our quality of life, create real value and to drive sustainable development, creating robust, resilient homes and buildings to face the challenges of climate change. For a no obligation consultation to discuss your project or property, please get in touch.

Raising the roof!

19th July 2023 by Gary Stringer

Up on the Roof Stepping Hill Hospital Stockport

Planning & Design Practice have secured further planning permission for the NHS Property Services, alongside Urban Design & Consult, for the removal of a flat roof, replacement of a pitched cladded roof and partial replacement of a flat roof at the boiler house of Stepping Hill Hospital, Stockport.

These alterations are essential for the safe use of the building since the existing roof has become unsafe and is currently propped up by scaffolding. The proposal complies with development plan policies CS-8 and SIE-1 as it will make a positive contribution to the safe built environment and will take account of the safety and security of users of the building. Additionally, policy AS-2 allows for modernization, expansion or extension of community uses at existing sites and paragraph 123 of the Framework supports proposals to make more effective use of hospitals provided they maintain and improve the quality of service provision. The development is in the interest of improving the longevity and function of the existing hospital boiler house.

Also, the design of the alterations, including the cladding in a mid-grey colour, will appear acceptable with the street scene and surrounding context of the hospital, in line with policies CDH1.2 and SIE-1 of the development plan.

We are excited to see work progress on site to contribute to the safe built environment at Stepping Hill Hospital and take account of the safety and security of users of the boiler house.

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 or email enquiries@planningdesign.co.uk.

Megan Askham, Planner, Planning & Design Practice Ltd

Extension granted

19th July 2023 by Gary Stringer

Planning & Design Practice is pleased to announce that planning permission has been granted for an extension to a home in Hulland Ward, a village in the Derbyshire Dales.

Located just outside the Settlement Development Boundary of Hulland Ward, this dwelling was previously converted from a barn, permission for which was granted in 2003. Policy in the Local Plan restricts extensions on conversion of existing buildings; however, this policy was brought in after permission was granted for the conversion of the barn. Therefore, we successfully argued that it can now be considered as a ‘dwelling’ and not a ‘barn-conversion’, meaning that it would be subject to the relevant policies.

The proposal was for a lean-to extension to the dwelling, which uses materials that assimilate with the agricultural character of the dwelling. The proposed extension was located in the same location as a previous extension prior to the conversion of the barn to a dwelling.

Prior to submitting the application, we submitted a pre-application enquiry to Derbyshire Dales Council with indicative plans. Our open and honest communication with the Council and our client allowed us to successfully reach a set of plans that were agreeable to each party.

It was considered by the Council that the proposed extension submitted would not cause any harm to the amenity of neighbouring occupants, and that the modest size and materials proposed would not adversely impact the character and appearance of the site.

Our team of experienced professionals work with home owners on a daily basis to provide the technical knowledge, design ideals and the relevant expertise to help guide them through what can be a daunting process.

Whether you need help from a planning expert to decide what you might be able to achieve, or help designing your dream home, here at Planning & Design we will listen to your aspirations and help you to understand what can be achieved. Our team can be there for you every step of the way, from the conception of an idea to the production of design proposals and the achievement of planning permission. Contact us on 01332 347371 for a no obligation consultation to discuss your project.

Emily Anderson, Planner, Planning & Design Practice Ltd

Planning success in the Peak Park for dilapidated stone barn

24th July 202319th July 2023 by Gary Stringer

Planning & Design Practice is delighted to announce that planning permission has recently been secured for the change of use, conversion and extension of an existing dilapidated stone agricultural building to form a single house in the Peak District National Park.

The application site is located within a beautiful hamlet of Ible which comprises of a number of historic buildings including traditional stone and brick farmhouses, converted barns and more modern agricultural buildings. The subject barn proposed for conversion only measures approximately 6m x 4m internally, so careful consideration of the internal layout was required. It soon became apparent that an extension was required to achieve an acceptable level of internal habitable accommodation.

A collaborative approach between Planning & Design Practice Ltd’s in-house Architects, Heritage Specialists and Town Planners was required to produce a sensitive but functional scheme. The proposed conversion would comprise an open plan kitchen/living area and bathroom on the ground floor and a double bedroom at first floor level. As part of the application, it is proposed to install 2 no. roof lights and erect a single storey lean-to extension off the rear (west) elevation.

Figure 2: Proposed elevations

The project led by our Associate Director Andrew Stock successfully built a case to demonstrate that barn should be identified as a non-designated heritage asset, worthy of protection, thus making it eligible for conversion to an open market dwelling when assessed against policies DMC5 and DMC10 of the Peak District National Park Development Management Policies (2019).

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 application was also accompanied by a Structural Report, prepared by Robert Morten Consulting Engineer, which concluded that the barn was in significant need of immediate repair thus providing further emphasis for an alternative long term viable use, open market residential use in this case.

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.

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, and Heritage Specialists. We can take a project through from inception through 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.

We have extensive knowledge about the policies and procedures of individual Councils and the approach taken by planning officers and Councillors.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch with Andrew Stock, Associate Director – Chartered Town Planner at Planning & Design Practice Ltd on 01332 347371.

Celebrating Agricultural Shows

19th July 202318th July 2023 by Gary Stringer

Planning & Design Practice have exhibited at regional agricultural shows many times, and they are always a well-attended and successful event in our marketing calendar, where we are able to reach a wide variety of the local population. But as we sign on to them every year we have never stopped to think about the origins of these shows until now, so we have asked our heritage consultant Ruth Gray to look into the history of these wonderful events.

County agricultural shows are an annual fixture all over the country and also across the world. The shows make for a great family day out where you can view the best of the local grown produce, see livestock, farm machinery, listen to music, view local crafts, and generally spend a lovely day out in the countryside. Prizes are given out for best in show and there is immense pride in all the displays.

The earliest agricultural show was held just over 250 years ago, by the Salford Agricultural Society in Lancashire, England, in 1768.

The shows were a regional space for farmers to compare the products of their hard work and to share knowledge. They also performed an important social function, being a place for the different classes to mix, where labourers could socially meet the landowners and educated specialists and share their hands-on knowledge of farm work.

In the 1760s the majority of the population still lived in rural areas but slowly the industrial revolution meant there was a higher number living in towns and cities and people were becoming increasingly unacquainted with agriculture. In 1839 well known members of the farming community got together in Oxford and organised the first English national show. The following year the group were granted a charter, forming the Royal Agricultural Society of England, which allowed those from urban and non-farming backgrounds to experience agriculture.

By the mid twentieth century festivals of rural life had become a mainstay of both the agricultural and, indeed, the national calendar.

The shows became not only just an agricultural show, but an important event in the provision of civic and cultural experiences offered by a host town. The shows are an increasingly important way of displaying what a local town is capable of both agriculturally, technically and as well as its community strength.

Today these shows are as popular as ever, recently the Guardian² reported that June 2023 ‘Royal Highland Show broke its record when 217,000 came to the three-day event to witness, among other activities, the world sheep-shearing championship and chainsaw carving demonstrations. ‘They went on to report that; ‘The Association of Show and Agricultural Organisations estimates that about 7 million Britons – roughly 10% of the population – visit agricultural shows every year.’

Planning & Design Practice believe that these agricultural shows are an important events, providing networking and marketing opportunities that allow us to display our services and rural planning expertise to potential customers in a fun and engaging way. We’ll next be exhibiting at the Ashbourne Show, taking place on Saturday 19th August at the Polo Ground, Osmaston, and then at the 150th Penistone Agricultural Show on Saturday 9th September at the Penistone Showground in South Yorkshire. Come along to see us, we’ll be happy to meet you and answer any planning or architectural questions you might have. See you there!

We have vast experience of working on projects for homeowners, landowners and farmers in rural areas including rural housing development, barn conversions, Class Q planning applications, equestrian development and farm diversification schemes. If you have any questions about a rural planning project please do not hesitate to get in touch for a no obligation consultation to discuss further, 01332 347371 or email enquiries@planningdesign.co.uk.

Further Reading:

1: Putting on a show: the Royal Agricultural Society of England and the Victorian town, c.1840–1876 by Louise Miskell.

2: Agricultural Shows boom across the UK.

3: Agricultural Shows in the Picture.

Approval (discharge) of planning conditions process

21st June 2023 by Gary Stringer

Discharge of Planning Conditions HIgh Peak

Chartered Town Planner Andrew Stock outlines the discharge of planning conditions and explains the impact that they may have on your development.

Congratulations!! You’ve received planning permission for your development.

However, do not assume that you can start building tomorrow. On the one hand, you may need to seek building regulations approval, and on the other, discharge of conditions will most likely apply.

Planning conditions are often applied to the grant of planning permission which can limit and control the way in which the planning permission must be implemented. Conditions may be imposed on the grant of planning permission for regulating development or use of any land, limiting works on the land to ensure the development can be approved through meeting specified requirements set out by the relevant local planning authority.

You will be required to detail how you intend to meet the conditions (e.g. the materials you will use) or provide supporting information to demonstrate compliance (for example a traffic assessment). This will allow for the local planning authority to approve the conditions (this is also known as ‘discharging conditions’). A single application can cover any number of conditions from the permission.

The discharge of a planning condition involves a formal application process where details relating to an approved development can be considered and a decision made on their acceptability.

The local authority should discharge conditions within 8 weeks. This begins when the Local Planning Authority accepts the application as valid. If no decision is made within 12 weeks, then the local authority must return the fee to the applicant.

An application for Approval of a Condition will cost:

For householder development: £34
Any other development type: £116

This does not apply to conditions on listed building consents, only planning permission.

Planning & Design Practice Ltd has extensive knowledge on the preparation, submission and management on the discharge of conditions process.

If you would like us to guide you thought the planning process from start to successful finish, please do not hesitate to contact us on 01332 347371 or via email at enquiries@planningdesign.co.uk.

Timber framed Class Q success in East Staffordshire

27th June 202320th June 2023 by Gary Stringer

Planning & Design Practice working in partnership with Jervis Design Architects is pleased to announce that we have successfully overturned a decision to refuse Prior Approval for the change of use of a timber framed agricultural building to a house in Yoxall, Burton-upon-Trent (East Staffordshire Borough Council) under Class Q of the General Permitted Development Order (GPDO).

**Figure 1:** Photograph of the agricultural building barn to be converted

**Figure 2:** 3D visual of the proposed conversion

An appeal Statement of Case was prepared by Planning & Design Practice Ltd Planning Team on behalf of the Appellants against East Staffordshire Borough Council’s decision to refuse the application. The Council resolved to refuse planning permission for the proposed development under delegated powers following reasons:

1) The level of construction and structural works required to create a dwell-ing from the existing building would go well beyond what could reasonably be described as a conversion with the works being so extensive so as to comprise rebuilding. It is therefore concluded that the works necessary to create a dwelling from the structure on site would not fall within the scope of that which is permissible under Schedule 2, Part 3, Class Q of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) and the National Planning Policy Practice Guidance.

2) The introduction of an extensive driveway into an open field within the countryside would render it impractical and undesirable for the conversion of the building given the impact this would have on the rural setting of the building, therefore it is considered to be contrary to Part 3, Class Q.2 (1) (e) of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) and the National Planning Policy Practice Guidance.

We believed that East Staffordshire Borough Council had taken an unnecessarily narrow approach to defining the scope of work that can be reasonably expected to convert an agricultural building to a residential dwelling through the misinterpretation of Q.(b) and Q.1(i) of the Town and Country Planning (General Permitted Development) (England) Order 2015 and has misapplied the tests set out in Q.2(1) (e) of the Town and Country Planning (General Permitted Development) (England) Order 2015 with regard to the proposed access track.

With regard to the associated building operations ‘reasonably necessary’ to convert the building the Inspector found:

“Although reference is made to replacement matching cladding where necessary, based on my site observations of the condition of the external fabric of the building, I consider the extent of such works would be limited. The number of windows and doors proposed would also be reasonably necessary to facilitate the conversion.”

The Inspector goes on to state:

“Whilst I accept that the works proposed are wide-ranging, based on the evidence be-fore me, including that there would be no significant structural alterations and the ex-tent of works to the exterior fabric of the barn, the proposal can be considered a con-version of a building.”

With regard to the proposed driveway and the consideration of the development being impractical and undesirable for the conversion the Inspector found:

“The driveway would however use an existing access from Yoxall Road and whilst I note its length and that it would be through an existing field, it would be formed of a permeable gravel track, with a central grass mound. This would reflect a traditional agricultural track, albeit other tracks in the area may be historic.”

The Inspector resolved to grant the appeal and allow the conversion of the building under Class Q of the GPDO.

Class Q conversions are something Planning & Design Practice Ltd are well versed in, having helped lots of clients imagine and realise their dream homes. The permitted development right legislation is a notoriously complicated and complex issue with many Planning Authorities. We have vast experience of working on rural projects for homeowners, landowners and farmers in including barn conversions (both via a planning application and Class Q).

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.

Fighting with the Green Belt

21st June 202320th June 2023 by Gary Stringer

Always an emotive topic and one that our main political parties are using to fight the housing crisis and win over the electorate, our Heritage Consultant Ruth Gray looks at the history, purpose and future of the Green Belt.

The Green Belt is an emotive topic and one that our main political parties are using to fight the housing crisis and win over the electorate. Back in 2020 The Heritage Alliance stated:

‘Government data shows that there has been a 62% increase in the loss of greenfield Green Belt land since 2013, with 315 hectares lost in 2016/17 alone. The National Government should develop clear guidance for local authorities on housing requirements to protect designated land, support the creation of new Green Belts where local authorities have established a clear need for them and ensure departments work together to direct economic and housing growth towards areas with capacity for redevelopment on brownfield sites. This will protect a significant proportion of our nature reserves and our valuable natural heritage.’ ¹

The nineteenth-century precedents for the greenbelt, (also at the time called ‘the agricultural belt’) include the 1837 plan for Adelaide attributed to William Light, and James Silk Buckingham’s scheme for a model town. The agricultural belt was promoted by the early Garden City movement. The agricultural belt was intended to give a precise edge to the town, provide fresh air, act as a buffer from surrounding communities, and be used for the production of food. Economically, it was a way of limiting the growth of the town, of controlling land speculation on the edges of the town, and of stabilizing the value of land in the surrounding agricultural area.²

From the concept of the agricultural belt arose a whole host of new green models that have that informed twentieth-century urban design: greenbelts, green wedges, greenwebs, green corridors, and greenways. But it is the greenbelt that receives the most attention and is integral to many political debates. The Metropolitan Green Belt around London was first proposed by the Greater London Regional Planning Committee in 1935. The Town and Country Planning Act 1947 then allowed local authorities to include green belt proposals in their development plans. In 1955, Minister of Housing Duncan Sandys encouraged local authorities around the country to consider protecting land around their towns and cities by the formal designation of clearly defined green belts. The Green Belt we know today has remained largely unreviewed throughout the post-war era. ³

Today the Green Belt has become a bit of a political football between the two main parties and a recent government survey found that there is considerable misunderstanding about the purpose and function of green belt, including that people often conflated Green Belt and green fields, and overlook its original purpose having been to keep urban areas apart. ⁴ Recent proposals to change the planning system within the ‘Levelling Up and Regeneration Bill’, have some commentators arguing that the need for housing will only be met if development takes place on the Green Belt. As things stand, local councils decide their own housing requirements while considering local needs and whether building on the green belt is necessary. The Governments Research Briefing released on 7 February 2023 states:

‘The Government has proposed amending the NPPF to make clear that local planning authorities “are not required to review and alter Green Belt boundaries if this would be the only way of meeting [housing] need in full”. It has also suggested that National Development Management Policies, which the Bill would introduce, might include protections for Green Belt land.’ ⁵

Sir Keir Starmer has said Labour would give English councils more powers to build on green belt land to boost housing. However, he said construction would only take place where it does not “affect the beauty of our countryside”.⁶ Housing targets will come back under Labour but expect to be relaxed under the Conservatives. The current Conservative government are under pressure from their backbenchers to protect Green Belt from further development whilst Labour plan to increase powers to build. More power to local authorities and residents over development are being promised by both main parties. Either way the green belt is set to be the focus of much debate in the run up to the general election.

It is no doubt a complex process to consider development within the Green Belt however, Planning & Design are experts in assisting property and landowners with planning enquiries so please do get in touch on 01332 347371.

Ruth Gray, Heritage Consultant, Planning & Design Practice Ltd

Saddle up for equestrian success

5th June 202317th May 2023 by Gary Stringer

Planning & Design Practice is pleased to announce that planning permission has been secured for use of an existing stable block and equestrian facilities as a livery yard for up to 5 horses in addition to the existing private use of the facilities.

The application site currently comprises equestrian land with a stable block, canter track, menage and associated lighting for private use. These facilities were completed in 2022 to provide horse riding and livery facilities for the applicants and their family. However, the applicants have had many requests from close-by horse owners for use of their livery and equestrian facilities. Therefore, the approved permission will make more efficient use of the site, which is currently underutilised as the residents are often competing away in the evenings and on weekends.

We understand that the proposed use of the equestrian facilities would not be essential to the rural economy, but it would be otherwise appropriate in the countryside given that the keeping of horses is an appropriate rural pursuit. In line with local plan policy SP8, the development provides facilities for the use of the general public or local community close to an existing settlement and creates a new business appropriate to the countryside.

There will be no adverse impacts on highways safety, flood risk, heritage assets or the amenities of surrounding occupiers and no other significant planning issues have been raised by the proposal.

Despite what is often thought about the limitations of rural planning policy, there are many routes homeowners, landowners and farmers in rural areas can take in order to secure new development. We have vast experience of working on rural projects including equestrian development, barn conversions and tourist accommodation.

If you are looking to secure planning permission for a property or business please call us on 01332 347371 . We provide an initial no obligation consultation and can help you make the right decision.

Megan Askham, Planner – Planning & Design Practice Ltd.

Full planning permission granted unhindered by Class Q legislation

6th June 202317th May 2023 by Gary Stringer

Planning & Design Practice is pleased to announce that full planning permission has recently been secured for the change of use and conversion of a modern agricultural building to form a single house within the defined countryside in Derbyshire Dales.

Class Q Legislation — ***Figure 1:*** *Photograph of the Dutch barn to be converted*

The Planning Team successfully secured Class Q approval for the change of use and conversion of the modern steel portal Dutch Barn in the first quarter of 2022. Following further instruction from our client Planning & Design Practice Ltd were tasked with securing Full planning permission utilising the clients ‘Fallback’ position for works which would fall outside of the scope of Class Q legislation.

Additional alterations include:

Wholesale replacement of all exterior cladding and roofing material;
Residential curtilage extension;
Installation of Solar PV Panels; and
Installation of external flue.

The application was accompanied by detailed illustrative plans prepared by our inhouse Architectural Team. The external alterations to the building in this scheme have been sensitively designed to respect the agricultural character of the existing building and its rural surroundings, and only consist of the insertion of windows to provide a functional but attractive internal living environment which were reasonably necessary for the building to function as a house.

***Figure 4:*** *Approved first floor plan*

The Full planning application route provided a fantastic opportunity for a much more comprehensive and coherent conversion unhindered by the parameters of Class Q legislation. The updated conversion proposals put forward would see all the existing exterior cladding (corrugated metal sheeting, fibre cement sheeting and timber boarding) removed and replaced with more energy efficient exterior wall and roofing materials.

The proposed Solar PV panels that would provide the majority of the electricity for the dwellinghouse and primary heating would be provided by a Ground Source Heat Pump system with a coil that is to be located to the west of the building.

The Court of Appeal in the case of ‘Mansell v Tonbridge and Malling Borough Council [2017] EWCA Civ 1314’ clarified when a ‘fallback’ development may be a material planning consideration for an alternative development scheme. The Mansell case reference as part of the submission confirmed that the previous approval secured under Class Q should be a material consideration in an application for alternative development as it represents a legitimate fallback position for residential development.

It was successfully argued that when having regard to the Court of Appeal decision and the benefits which the proposed scheme would deliver over the fallback scheme, planning permission should be granted.

The application was approved by the Local Planning Authority under delegated powers within the 8-week determination period.

We have vast experience of working on barn conversions both via Full planning and/or prior approval (Class Q) application routes. 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, Planning & Design Practice Ltd

Revisiting a redeveloped Lenton Gardens

Raising the roof!

Extension granted

Planning success in the Peak Park for dilapidated stone barn

Celebrating Agricultural Shows

Approval (discharge) of planning conditions process

Timber framed Class Q success in East Staffordshire

Fighting with the Green Belt

Saddle up for equestrian success

Full planning permission granted unhindered by Class Q legislation

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