PLanning Consultants Archives - Planning Design Ltd

New life for Cathedral Green

8th January 202422nd November 2023 by Gary Stringer

Ambitious plans have been submitted by Wavensmere Homes Ltd and Wilson Bowden Developments Ltd for a 9 storey scheme to bring 186 new homes into the centre of Derby on the long standing vacant site next to Cathedral Green. The scheme also includes a café, residents amenity space, a gym, public and private landscaping, car and cycle parking and vehicular access off Full Street. Director Richard Pigott, with the assistance of research by Heritage Consultant Ruth Gray, critique the scheme and weigh up the pros and cons.

On the face of it, this riverside site is more sensitive, in historical terms, than some other recent major application sites in the city due to its location close to Grade I listed Cathedral Church of All Saints, the Grade II Silk Mill (Museum of Making), Bakewell’s Gates at The Silk Mill, St Mary’s Bridge, Magistrates Court and Amen Alley. It is also situated in the UNESCO Derwent Valley World Heritage Buffer Zone, the Derby City Centre Area of archaeological interest and adjacent to the City Centre Conservation Area.

It would be hard to argue that the development will not affect, to some extent, the setting of the Cathedral and the Silk Mill given their close proximity. However, this part of Derby has seen many changes throughout the centuries and Cathedral Green is, to my surprise, a recent construct. The industrial revolution, of which Derby was a key instigator, dominated this part of the city, with factories utilising the nearby canals, river and railways. As can be seen in the photograph below, the Silk Mill and the Cathedral (tower in the foreground) were surrounded by chimneys and industry in the early part of the 20th century.

1928 photograph. Source: Historic England

Since commerce and industry have moved out of the city centre to places like Pride Park and further afield, this part of Derby has been in steady decline and the application site itself has been boarded up for many years and become something of an eyesore.

Derby Civic Society have objected to the proposal which has said it would “wreck the historic skyline of Derby”. However, does this ignore or overlook the history of innovation and evolution within the city? As we have seen above, this part of Derby has changed across the ages in response to economic and social forces and why should this evolution not continue now? No key views or vistas of the cathedral will be blocked or interrupted as far as I can tell. Furthermore, lets not forget the benefits that this development would bring. It will be undoubtedly bring more vibrancy to the area around the cathedral, its green and the Cathedral Quarter in general.

Wavensmere Homes are becoming accustomed to working on sensitive sites, having recently restored both ‘Pepper Pot’ buildings at their London Road Nightingale Quarter (former DRI) site and having committed to sensitive redevelopment projects at both Friar Gate Goods Yard and Milford Mill within the Derwent Valley Mills World Heritage Site.

In the current proposal, Wavensmere, after consultation with stakeholders, have altered their proposals to something that better reflects the historic context of the site. This is an example of how heritage considerations play a part in shaping our cities. This more sympathetic approach will now complement Cathedral Green and enhance the area.

Heritage impacts, peoples’ needs and changes in socioeconomic activity have all combined to be the instigator of the developments that are taking place in Derby today. The suburbs are full but the city is hollow. Residential schemes are bringing life back to the city and, in turn, encourage more to visit the city. Lets get behind this development at Cathedral Green for the good of the city.

Artists impressions of the Cathedral Green scheme

Images: Cathedral One Full Street CGI by Wavensmere Homes and Wilson Bowden Developments

Arguing history with a Chat Bot

25th October 2023 by Gary Stringer

A recent exchange between our Heritage Consultant Ruth Gray, and an AI chat bot revealed that artificial intelligence may not know all the facts! Read on to find out more!

I am the heritage consultant for planning & design and my job is to reveal the significance of heritage assets and report on the impact a development may have on a heritage asset. Facts are very important to our reports as key decisions will be based on them. I was curious as to the uses I could put an AI chat bot app to in my work and what I found was alarming! I asked it a simple question:

Me:‘ Tell me about John Smedley Mills is it still open?’

It answered with this;

‘Smedley’s Mill today provides apartment living, office units, workshops, restaurants, shops and communal areas. Parts of the river were restored to create an attractive waterfront environment. The regeneration honoured the mill’s textile heritage.’

This surprised me because the river not next to John Smedley Mills Lea Brook runs beside it my local knowledge told me that. So, I asked it something else;

Me: ‘Isn’t John Smedley the longest running knitwear factory in the world?’

It replied:

‘Yes, you’re absolutely right. The John Smedley mill in Lea Bridge, Derbyshire had the notable distinction of being the longest continuously operating knitwear factory in the world when it finally closed in 2003.’

Closed? I know for a fact it isn’t closed! So I asked it something else;

Me: ‘It’s still open at Lea bridge making knitwear?’

Chat bot: ‘No, you’re right, I misspoke earlier – the original John Smedley knitwear factory at Lea Bridge is no longer operating.’

Anyway, after a lot of back and forth with this ill-informed chat bot I copied and pasted direct information from John Smedley’s current website and its reply was:

‘I clearly had outdated information suggesting the Lea Bridge factory had closed. Thank you again for pointing this out – I’ve updated my knowledge and recognize John Smedley maintains production at this iconic long-running knitwear mill. Please let me know if I can clarify or expand on this correction.’

You can rest assured I will not be using AI generated information in any heritage reports for Planning & Design! Our heritage reports use a combination of historic map data, first hand written evidence, the local historic environment record along with site visits and any other verified information including historic photo images. We present the facts as they are and these help inform the decisions as well as the designs of new developments and projects.

Chat Bot – past, present and future

AI will undoubtedly have its place in our lives in the future but beware of what it can also do to our past! For the moment it is still learning as is evidenced by my recent conversation with it above it only knows what it drags from the web. A lot of our history is still in archives and is still with the locals in their attics! AI hasn’t got all the information ………..yet!

John Smedley is very much still open and thriving after we secured planning permission in December 2015. We were instructed as planning consultants to deliver a complex set of proposals for redevelopment, conversion and part demolition on a site at Lea Mills part of the John Smedley factory. The ‘East Site’ was no longer needed for garment manufacture and development was needed to secure a beneficial future use for the land and buildings and to support the company’s development and expansion. The company also had three listed cottages at risk which were in a poor state of repair and needed to be refurbished and brought back into residential use. You can find out more about the project at this link.

If you have any projects in mind with a heritage element do get in touch with the team here at Planning & Design. This article was written by a human!

Permission secured for Peak District barn

24th October 2023 by Gary Stringer

Planning & Design Practice are pleased to announce that planning permission has been secured for the erection of an agricultural building in the Peak District National Park. The building will allow our client to store their tractor securely, complimenting the existing rural business.

In line with our clients brief our Architectural Team, in collaboration with our team of RTPI accredited Town Planners, prepared a scheme that would sit comfortably within the Peak District landscape whilst also considering the rural surroundings of the site. The scheme took into consideration the potential impact on the character of the area and the beauty that the national park offers. These considerations informed the final scheme and the siting of the barn.

The proposed building will be steel framed, with concrete blocks infilling the steel and externally covered in timber. The timber cladding will be vertical and stained dark brown. The roof will include clear panels to allow natural light into the barn. The location of the barn was chosen as it will be sited adjacent to an existing tree line, helping to integrate it into the landscape.

The agricultural building will store a tractor and other agricultural machinery. A tractor and associated equipment (eg mowers, baler, trailer) are needed for hay making, topping and practices relating to the sheep. The tractor is also a vital tool in general maintenance on the farm for example hedging, fencing and wall repairs.

Planning in the Peak District National park

Due to the natural beauty that the Peak District offers, gaining planning permission can be difficult if certain factors are not considered and given sufficient attention during the design phase. Within the National Park, factors such as the proposed design, materials and location within the landscape should always consider what the potential impact could be. These initial details should always be discussed with Clients early on, so any potential hurdles that could occur have been thoroughly considered and subsequently avoided or mitigated.”

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

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

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

Shaun Hyde, Planner, Planning & Design Practice Ltd

Glapwell – Home is where the art is

20th September 2023 by Gary Stringer

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.

Collaboration for care home success

18th September 2023 by Gary Stringer

Working alongside Urban Design & Consult, Planning & Design Practice have secured further planning permission for a single storey rear extension to a residential care home in Woodhall Spa, Lincolnshire.

The site is a well-established residential care home within the Woodhall Spa Conservation Area. The building is of townscape positive merit and is a non-designated heritage asset. There are already modern extensions to the building, which the proposed extension will be attached to, that have seamlessly integrated into the buildings design. Given that the proposed extension is connected to the modern section of the building, it is anticipated that there will be minimal impact on the heritage asset or Conservation Area. This careful planning ensures the heritage significance of the Woodhall Spa Conservation Area remains while catering to the evolving needs of elderly residents within the community.

Care home – comfort and well-being

The extension to the residential care home will create fully accessible living spaces for all residents with a variety of mobility needs. This will add value to the lives of the residents and ensure their comfort and happiness. We understand the vital role that care homes play in the lives of residents and their families, and this extension is a significant step towards ensuring their continued comfort and well-being.

We are excited to see work progress on-site to contribute to a more accessible and inclusive environment for elderly residents living at the care home.

Planning & Design Practice have a wealth of experience in designing and securing planning permission for commercial projects, for clients across the country.

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.

We can support your development aspirations through the various stages of the planning process, including (but not limited to): feasibility studies, site promotion through the local plan, pre-applications, outline & full planning applications and appeals. If you are unsure of your site’s potential, we are also able to provide our professional opinion on the planning potential of your property at the outset. Contact us on 01332 347371 for a no obligation consultation to discuss your project or property.

Megan Askham, Planner, Planning & Design Practice Ltd

*Figure 1: Proposed ground floor layout*

Construction of New Orthopaedic Building and Demolition of Existing Workshops to Provide Replacement Parking

5th September 202323rd August 2023 by Gary Stringer

Planning & Design Practice are pleased to announce the approval of a new orthopaedic ward at Florence Nightingale Hospital, in Derby. The new ward is proposed to be located on what is currently a visitor car park, which is also host to a couple of workshops which have been proposed to be demolished.

The new orthopaedic ward aims to reduce the current and future waiting list size, offer high quality care and provide a solution to the capacity and demand issue for orthopaedic care in Derbyshire. Derbyshire orthopaedic services currently face issues regarding capacity and demand imbalance created by annual growth in patients requiring surgery, and loss of bed capacity to medicine over the winter periods and during the Covid-19 pandemic resulting in extended waiting periods. The scope of the project includes a three-floor new build development to accommodate three orthopaedic laminar flow theatres, pre-operative assessment rooms, anaesthetic rooms, scrub area etc, alongside four 4 bed bays, 18 single rooms and four HDU step-down beds. The development aims to achieve the following:

The new facility would improve productivity by an average 661 patients per year due to a full 12 months’ worth of productivity.
Waiting List Initiatives (WLI) will be reduced as all activity will be in core time.
There will be a significantly improved patient experience through provision of a ‘one-stop-shop’ for pre-operative assessment and surgery, and reduced waiting times leading to improved outcomes.
Activity will be maintained throughout the year resulting in shorter waiting times which is a patient benefit expressed in QALYs in the economic model.
Additional productivity will help to clear the backlog of circa 1,742 patients waiting for hips and knees.
The development would offer enhanced training opportunities with the training theatre facilitating the recruitment of clinical fellows.

PDP wrote a Planning, Design and Access Statement explaining how the proposed development complied with Derby City Council’s planning policies, and explained the benefits of the project, which was submitted alongside drawings provided by Gilling Dod Architects. The proposal was subsequently recommended for approval by the planning officer, stating that:

“the proposed development of a new orthopaedic unit on the community hospital site would significantly enhance the provision of health facilities and increase patient capacity for the hospital… It is acceptable in terms of the criteria in Policy CP21 and would accord with the intentions of relevant Local Plan Policies and over arching guidance in the NPPF which promotes economic and sustainable development and high quality design.”

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.

Emily Anderson, Planner, Planning & Design Practice Ltd

Free-standing solar panels power up Derbyshire Dales home

29th August 202323rd August 2023 by Gary Stringer

Planning & Design Practice is pleased to announce that planning permission has recently been secured for the erection of a ground-mounted solar panels (photovoltaic array – part retrospective) at a home in the Derbyshire Dales countryside.

The development includes 40 PV panels (4 rows of 10), measuring 12.34m x 12.55m have already been installed on-site and a further 40 PV panels (4 rows of 10), measuring 12.34m x 12.55m are proposed to site alongside the existing array.

This will provide a significant contribution towards powering the house. The application as a whole will provide further environmental efficiency and reduced carbon emissions for the already sustainable house, which contains an efficient heating and cooling system.

National planning policy strongly favours small-scale renewable energy developments, such as adding panels to existing buildings. Section 14 ‘Meeting the challenge of climate change, flooding and coastal change’ of the NPPF sets out key considerations in respect of climate change, highlighting the government’s opinion that sustainable development should encompass social and economic issues as well as environmental. In particular, paragraph 158 recognises the valuable contribution of small-scale projects in cutting greenhouse gas emissions.

Within the Local Plan, policy PD7 states that new development should be designed to contribute to achieving national targets to reduce greenhouse gas emissions and will support the generation of energy from renewable sources, provided that it does not have a significant adverse impact. Renewable energy generation development should consider their impacts on the environment, heritage, landscape, noise and visual impacts and that these can be avoided or mitigated through careful consideration of their location, scale, design and other measures.

The site is deemed suitable for the development as the siting of the panels is in close proximity to the existing array. The highest point of the panels would remain at a relatively modest 1m above ground level, so the proposal will not result in any significant landscape impacts. Furthermore, the solar PV array would not be visible from long-range views.

It was successfully argued that the development provides renewable energy generation to contribute towards reducing the dwelling’s overall CO2 emissions, therefore, providing a valuable contribution to the mitigation of climate change impacts and representing a sustainable proposal.

The Planning Team at Planning and Design Practice, on behalf of our client successfully liaised with key stakeholders in the preparation, submission and management of the planning application. The team of Chartered Town Planners are well versed in understanding and promoting renewable energy developments including solar panels, for all stakeholders to ensure the best possible case is put forward.

Please don’t hesitate to get in touch for a free no obligation consultation to discuss your project on 01332 347371 or enquries@planningdesign.co.uk.

Megan Askham, Planner, Planning & Design Practice Ltd

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.

Planning success mitigates factory fire risk

11th September 202319th July 2023 by Gary Stringer

Planning & Design Practice have successfully secured full planning permission for the installation of a sprinkler system and associated apparatus at the factory of John Smedley Limited textile manufacturers in Lea Mills, Matlock, Derbyshire. The site is of historic importance as the world’s oldest manufacturing factory in continuous operation. It is the last surviving operational textile mill in the Derwent Valley Mills World Heritage Site.

The sprinkler system is both a health and safety, and insurance requirement for the continued operation of the manufacturing business, which brings considerable employment and other economic benefits to the local area. Evidencing this need and the value of the continued operation of the manufacturer was key in securing planning permission.

The site’s historic importance and location within the Castle Top/Lea Bridge and High Peak Conservation Area, and the Dethick, Lea & Holloway Conservation Area required a detailed heritage impact assessment and design expertise to ensure sympathetic design of the new pump house, water tank, and exterior fittings required for the sprinkler system. This involved choosing an inconspicuous colour scheme, recessed design and incorporating suitable screening.

The design of the proposed additions, consideration of heritage impacts and the clear business need for the development was sufficient to achieve approval from Derbyshire Dales District Council. Planning & Design Practice’s in-house heritage experts are able to respond to the complex requirements for development in Conservation Areas, working collaboratively with our core team of planning practitioners and architectural specialists to secure favourable planning outcomes.

This collaborative approach has formed our strong reputation for providing honest and sound commercial advice, skilled presentation, advocacy and negotiation, with a successful track record since being founded in 2002.

A history of success at John Smedley factory

We have had previous successes with John Smedley Ltd. Planning & Design were previously instructed as planning consultants to deliver a complex set of proposals for redevelopment, conversion and part demolition on a site at the Lea Mills part of the John Smedley factory. The ‘East Site’ was no longer needed for garment manufacture and development was needed to secure a beneficial future use for the land and buildings and to support the company’s development and expansion. The company also had three listed cottages at risk which were in a poor state of repair and needed to be refurbished and brought back into residential use.

Permission was granted for the redevelopment of surplus land and buildings at the factory site to provide 26 new homes, through a combination of conversion and new build.

You can read more about that project at this link.

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? We are also able to provide our professional opinion on the planning potential of your property at the outset.

For more information, or to discuss your proposals please contact us at enquiries@planningdesign.co.uk or phone 01332 347371.

Alice Wibberley (placement student July 2023) with Emily Anderson, Planner, Planning & Design Practice Ltd

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.

Megan Askham, Planner, Planning & Design Practice Ltd

New life for Cathedral Green

Artists impressions of the Cathedral Green scheme

Arguing history with a Chat Bot

Chat Bot – past, present and future

Permission secured for Peak District barn

Planning in the Peak District National park

Glapwell – Home is where the art is

Glapwell – a rich heritage

Collaboration for care home success

Care home – comfort and well-being

Construction of New Orthopaedic Building and Demolition of Existing Workshops to Provide Replacement Parking

Free-standing solar panels power up Derbyshire Dales home

Revisiting a redeveloped Lenton Gardens

Planning success mitigates factory fire risk

A history of success at John Smedley factory

Raising the roof!

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