Planning permission Archives - Page 15 of 16

Meeting housing Needs in Wirksworth

3rd December 20193rd December 2019 by Gary Stringer

Planning & Design Practice have secured planning approval in principle for 12 new homes at Millers Green, located on the southern side of Wirksworth. The site which is within the town’s development boundary and outside the conservation area was not an allocated housing site. It consists of land that was previously developed at the front of the site with a green field behind. To the north east is the cricket club and to the south west, the area known as Millers Green.

Wirksworth, like many places has an ageing population. The applicants wanted to build mainly bungalows, with an early proposal was for 10 bungalows but the council wanted a mix of houses and bungalows. We successfully negotiated a mix of seven bungalows and five houses, with the houses on the front of the site where the land is lower, with bungalows on the rising land behind.

The application was in outline with all matters except access. The proposals raised several issues:

Creating development in depth, building on a green field, with an improved access and the potential for future development
Objections from neighbours and the town council
Building houses close to a cricket club
The amount of affordable housing on the site.
Section 106 costs

Local Plan policies allow development within the town boundary and whilst part of the site is Greenfield, this is not a reason for refusal that could bear scrutiny on appeal. The applicant’s wanted development in depth because the existing access track to their home and land is very poor and the new road will improve matters.

Cricket clubs have a unique place in planning policy. They are part of the English character but a cricket ball can be driven well over the boundary and this has the potential to harm people and property. New housing should not prevent a cricket club from operating and a developer must ensure that cricket balls are prevented from doing harm. The solution is fencing and it was agreed following discussions with members of the Cricket club that a 4 m fence would be built along the boundary between the cricket ground and the housing site.

The council requires 30% of all new housing to be affordable but on small sites where the total number of homes exceeds 10 the marginal costs can be very high. Housing up to 10 units requires no affordable housing and no tariff payments, education costs, contributions to doctors etc. Above 10 it does. This creates a cliff edge. Here we negotiated two affordable bungalows in agreement with the council housing officer who needs to see more bungalows built for the town’s elderly and disabled. At the last minute the council came back requiring a further payment towards off site affordable housing, a further£ 25,000 contribution. In response we offered three affordable town houses, to keep the overall impact on land values as low as possible. Faced with something the council did not want, they changed their view and we were able to secure the lower level of affordable housing.

The council resolved to approve the application at committee in October and the Section 106 agreement is in the process of being approved.

It was a good result, but we had to negotiate hard, to try to maintain viability.

Approval secured despite negative pre-application discussions

4th February 202020th November 2019 by Gary Stringer

Planning & Design Practice have secured planning approval for a 2 storey side and rear extension to a cottage in Hollington, Derbyshire. Not a particularly unusual situation on the face of it, but in this case we entered into detailed pre-application discussions with the Local Planning Authority – who held the view that they would not support the scale of the extensions proposed.

The original cottage had been extended previously, and not particularly sympathetically. The appearance of the building as it stands today is somewhat discordant, especially from the rear elevation, due to differing roof pitches. The proposed scheme therefore included alterations to the existing roof, and the resulting design (once the proposed extension is completed) will bring a sense of symmetry back to the property, especially when viewed from the rear.

From the front elevation, the side extension steps back on the front elevation and steps down on the roof line, which helps to show the extension as subordinate to the main part of the house, in compliance with the Council’s planning policy for householder extensions.

After the negative pre-application response, alternative design options were explored base on the comments from the LPA, however these could not achieve the required floor space for the client’s needs, plus the design itself ended up far more complex and cluttered in appearance.

It was therefore resolved to submit the application with the original, preferred design but with just a couple of minor changes to the detailing as an acknowledgment to the Council’s comments.

The submitted application was then approved, much to the delight of our clients, with just a standard condition requiring materials to match the existing house. The approved scheme meets their requirements for both additional ground floor space and first floor accommodation, whilst improving the overall appearance of the property.

On hearing the news of the approval, the homeowner said “That’s fantastic news. Your instinct was spot on, so however we all might feel about the pre planning activity it’s a major hurdle overcome!”

Obtaining planning permission can provide you with that dream home in the countryside or maybe the way of life you have always dreamt of. We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas. For more information about how we can assist with a rural planning project please do not hesitate to get in touch.

Sheffield Council planning jobs under threat?

8th November 2019 by Gary Stringer

It is believed that around 40 jobs are under threat at Sheffield City Council as part of a restructure of the council’s planning & development department.

The jobs thought to be under threat include access officers, members of the urban design team, conservation officers, landscape architects, as well as others.

At the last full council meeting, Councillor Bob Johnson, cabinet member for development, was asked about the job losses and said he was in dispute about what was going to happen.

He said: “Unfortunately we are still in a collective dispute with the planning service following the restructure so it would be really difficult and probably ill-advised for me to comment publicly until such time as that dispute has been resolved.”

Among the jobs under threat are two part-time access officers. Disability Sheffield has launched a petition to save the roles.

Councillor Douglas Johnson, Green Party leader and City ward representative, said the role of the specialists was vital to making Sheffield an attractive, safe and accessible place for the public and said the proposals could weaken planning regulation.

Commenting on the proposed losses Jonathan Jenkin, Managing Director, Planning & Design said,

‘It is important to the smooth delivery of planning permission that the council has enough skilled and competent planning officers and those who support the planning team in specialist roles. Good conservation officers and urban designers can be very effective in helping to deliver development and it is important for us as consultants that we can meet and discuss development proposals with council officers at the pre-app stage as well as during the application process. One of our problems is the lack of specialist staff in most councils which limits pre-application advice which can lead to abortive planning applications and delays in getting planning permission. We do not want this situation to develop in Sheffield so we are concerned that the cuts will lead to the loss of skilled professionals, a reduction in the level of service available to the development industry and delays in the planning process.’

Planning & Design Practice Ltd is a multi-disciplinary team of Town Planners, Architects, Architectural Assistants and Design Professionals. We have extensive knowledge about the policies and procedures of individual councils and the approach taken by planning officers and Councillors.

Please contact Michael Bradford, Associate, if you require assistance with planning applications, appeals or local plan representations or require advice on lawful development certificates or development appraisals, michael.bamford@planningdesign.co.uk or telephone 0114 221 0618.

Making a splash! Planning consent for farmhouse swimming pool

4th September 20193rd September 2019 by Gary Stringer

Planning & Design have secured planning consent for a rear extension to form a swimming pool at a former farmhouse on the outskirts of Ashbourne. We had the pleasure of returning to a former client’s property to design them a new swimming pool for their property. The property, a former farmhouse, was in desperate need of attention when our clients first bought the property and the previous owner even had a sheep living in the house. It has since undergone a huge transformation to a glorious restored farmhouse with internal alterations and extensions to bring the dwelling up to modern living standards.

The clients were keen to position a swimming pool with changing area and plant room at the rear of the house in the curtilage of the farmhouse. The pool was designed with a green sedum roof and a parapet brick wall so that the building would read as a walled garden when approaching the site. The change in levels across the site also assisted in making the building subservient to the existing dwelling. Large glazed doors were incorporated to enable ease of access from the patio and lawn garden into the swimming pool and timber shutters were proposed to help deal with summer overheating and privacy concerns.

Development in the countryside is subject to strict planning controls which can make obtaining planning permission very difficult. Planning & Design have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas including rural housing development, barn conversions and planning agricultural dwellings and occupancy conditions.

If you have any questions about a rural planning project please do not hesitate to get in touch.

Factory Extension Planning Amendment – C.W. Fletcher

20th August 20197th August 2019 by Gary Stringer

PDP were approached by CW Fletcher, leading manufacturers of precision engineered components, working within a diverse range of industries, principally aerospace, nuclear and space exploration. The company is based near Rother Valley Country Park, a short distance from junction 31 of the M1 and equidistant from Sheffield and Rotherham.

During the past three years CWF have secured a number of new contracts and firmed up planned sales to the point where they need to expand their facilities in order to realise their sales potential. Planning permission was granted in 2001 for a large new industrial building but only a third of this building has been constructed to date, meaning the remainder of the building can still be erected in accordance with those plans. However, they were keen to make some amendments to the approved plans.

The removal of a landscaping condition and a reduction in height of the building proved relatively straightforward but the removal of a planning condition requiring the provision of a right turn lane at the vehicular access (due to an expected increase in staff and hence traffic numbers) proved much more difficult to achieve. The approach we took was to engage specialist highway consultants to examine whether the right turn lane remains necessary and then hold pre-application discussions with Rotherham Metropolitan Borough Council. Following a pre-application meeting with the planning and highways officers we advised the applicant to commission extensive research and traffic modelling of present and future year traffic generation scenarios which confirmed that there would be no significant queues/delays on Mansfield Road using the existing access arrangement, and so a dedicated right turn lane is not required. Having initially been very sceptical about the proposal, officers were convinced by the clear and unequivocal evidence submitted.

The application was subsequently approved and CW Fletcher can now proceed with their expansion plan without the new right turn lane which would have cost them hundreds of thousands of pounds and may have put the whole project in doubt.

Planning & Design secure appeal win for low carbon energy system

19th August 20192nd July 2019 by Gary Stringer

Planning & Design have secured approval on appeal on behalf of Midlands Biomass Solutions Ltd, resulting in planning permission being granted for the construction of an innovative timber drying facility and associated storage facilities at a farm in Derbyshire. This will allow virgin FSC wood to be chipped, dried and stored at the site ahead of transportation to a factory in Derby, where it will be converted by the process of torrefaction into a low carbon, eco-friendly biofuel.

The appeal was made under section 78 of the Town and Country Planning Act 1990 against an earlier refusal to grant planning permission by North East Derbyshire District Council.

The development at Averill farm in Morton, Derbyshire will see the development of a bespoke timber drying facility and a change of use of an existing agricultural building for associated storage purposes, together with improvements to access at the site. The scheme has the potential to create 12 new jobs at the farm, helping to boost the local economy.

Torrefaction is a thermal process that converts biomass into a coal like material, which has better fuel characteristics than the original biomass. It is in alignment with local and national policies to encourage renewable energy developments.

The main issues that led to North East Derbyshire District Council originally rejecting the scheme were concerns about a detrimental effect on the character and appearance of the area; as well as on the living conditions of nearby residents with particular regard to noise and disturbance.

However as detailed by Planning & Design at the appeal a comprehensive Noise Impact Assessment recommended a number of measures to mitigate noise including restricting delivery hours and wood chipping activities. In addition lorry routes to and from the site were agreed as part of a Delivery Management Plan. With no objections from the Environmental Health Officer or the Highway Authority, a refusal on either grounds of noise or highway safety were shown to be unjustified.

With regard to the character and appearance of the area, Planning & Design were able to demonstrate that the site is located within an existing working landscape, and within an existing group of agricultural buildings. The proposals include materials and form that reflect and reinforce the identity of the local surroundings and materials, ensuring that the local character and history is maintained. New hedgerow planting as part of the scheme will enhance the local green infrastructure as well as providing screening from any perceived noise or visual impacts.

Jonathan Jenkin, Managing Director at Planning & Design said

“We are pleased to have won this appeal. Climate change is a real and immediate concern. The development of low carbon fuel sources is important to the future of the economy and the nation. We are pleased to have received the support of the Secretary of State.

The company has high demand for its product and this approval will allow them to significantly increase production linked to their manufacturing facility in Derby.”

Construction underway on new dwelling in Kirk Langley

19th August 20197th June 2019 by Gary Stringer

Planning & Design Practice had the pleasure of designing, achieving planning permission, and obtaining building regulations approval, for a two-bedroom bungalow in the grounds of a property in Kirk Langley, Derbyshire.

The proposed materials are in keeping with the local vernacular, utilising stone headers and sills and traditional red brick to give the site frontage a traditional feel, whilst utilising more contemporary styling including large floor to ceiling aluminium framed windows and doors to the rear of the property. The addition of a large apex window to the living area will create a large open, naturally lit living space and incorporate Biophilic principles to help solidify the attachment to the countryside. This will also flood the kitchen/diner with natural light.

The construction stage is now underway and the building will soon start to take shape.

Garden Identification, World Heritage Buffer Zone and Other Planning Issues

19th August 20198th May 2019 by Gary Stringer

Planning & Design recently worked on behalf of a client who had bought a house in Milford, which sits the Derwent Valley Mills World Heritage Buffer Zone. The house they bought has a beautiful garden facing out toward open countryside. They wanted to erect a garden building that would allow them to make the most of the superb green space at the back of their property.

Unbeknown to the client the garden had previously been part of an agricultural field which the farmer sold to the residents of the row of houses that abutted his land. The financial agreement reached between the residents and the farmer did not however deal with the planning status of the land. When the client undertook the earth works required to lay the foundations for the garden building, they were approached by a planning officer who informed them they would need to have the change of use of the land confirmed by the planning authority. We were brought into the project at a stage where the client was facing enforcement action, and as such there was an impetuous to get an application for the change of use of the land compiled quickly and effectively.

The other factor influencing the equation was the fact that the property lies within the Buffer Zone, which meant producing a detailed Heritage Impact Assessment to submit alongside the planning statement. Such an assessment requires consideration of the way in which the proposed development would influence the contribution of heritage assets. In this instance we were able to demonstrate that the domestic paraphernalia associated with garden land and the proposed garden buildings would tie into the existing landscape without appearing out of place.

We received approval for the erection of the buildings and the land is now formally recognised by the planning authority as being a domestic garden. No enforcement action was taken by the authority and we have helped set a further precedent for the rest of the residents on the row of buildings to secure the change of use of their gardens.

PDP secures permission for 175 homes in Nether Heage, Derbyshire

20th August 20193rd April 2019 by Gary Stringer

The Firs Works is a 10ha site lying on the western edge of Nether Heage about 3 miles north of Belper. The site lies outside the Green Belt but abuts it on two sides and on the third is the Derwent Valley Mills World Heritage Site Buffer Zone.

The site contains industrial and commercial buildings which were developed following the use of the land as a camp in the 1940s. The site has been excavated to accommodate the current set of buildings on the site, creating a level site on what was a sloping hillside. Most of the developed site is either buildings or hardstanding, with eaves heights of up to 10m and ridge heights of up to 12m. Surrounding the land are areas of landscaping and planting.

The site is not easily visible from Crich Lane to the west, with the buildings hidden below the excavated escarpment. To the east, the buildings sit on the crown of the hill and are prominent across Nether Heage and Heage. The site is clearly visible from Heage Windmill.

The site is accessed via a set of minor rural roads from either the A6 or from Ripley and the B6013 via Brook Street and Spanker Lane. HGV traffic has to negotiate narrow roads making the site less suited to modern industrial and commercial operations.

Use of the site has fallen away in recent years and back in January planning permission was granted for the use of the staff car park on the other side of Spanker Lane to be redeveloped for the construction of 30 homes.

The council has a shortfall in housing land (3.34 years) but no shortfall in industrial or commercial land. The council has recently adopted a policy which seeks the release of Green Belt land to accommodate their housing needs, but in doing so existing brownfield sites must be considered first in order that the minimum amount of Green Belt land released.

The application was for 175 dwellings, consisting of 2, 3, 4 and 5 bedroom homes, using the land which has already been developed. Existing buildings will be demolished and replaced by houses, bungalows and flats. The proposals include affordable housing, open space, recreation facilities and a community centre. Existing edge landscaping will be retained and strengthened with large areas of hardstanding broken up and replaced with gardens and green space. The overall level of built development will reduce and the form and massing of the buildings will be smaller. The redevelopment of this site offers the opportunity to reduce problems of surface water run-off and flooding, with new flood balancing facilities on land in the applicant’s ownership. This will reduce problems suffered by local residents in previous years. The transport statement indicated no material increase in traffic but with HGV and staff travel replaced by resident’s vehicles.

The redevelopment of the land will significantly increase the number of residents in Nether Heage, adding 40% to the village population. Heage School is about 1km away and the local secondary school is Swanwick. Both the primary and secondary school are close to capacity, requiring significant Section 106 monies for education. Other services have capacity to accommodate the development. The site can be accessed by bus and Ambergate railway station only a mile to the North West.

The site is reasonably well related to existing services and facilities and although not ideal in locational terms, the site is clearly preferable to the release of Green belt land (including a proposed release of land for 180 dwellings at Heage within a mile of this site).

The application drew significant levels of objection from local residents concerned about the scale of development. The objectors also had an issue with a perceived increase in road traffic but given that there were no objections from the County Highways Officer, little weight was given to this concern.

The application was recommended for approval (subject to the successful completion of a Section 106 Agreement to secure education and other payments and the provision of affordable housing). At committee 8 objectors spoke. Richard Pigott from Planning Design Practice then spoke in favour of the development. After significant debate, principally over the dilemma of loss of employment land, and the scale of development; the application was approved by 6 votes to 4 because of the shortfall in housing land and the need to minimise the impact on the Green Belt.

Development of this site is scheduled to start within 5 years, with reserved matters to be submitted soon. In the meantime the owner of the site will use part of the site to develop a pilot plant to extrude aluminium using the very latest technology.

Amber Valley is one of the last Local Planning Authority areas in the East Midlands without a 5 year housing land supply so remains the focus for speculative development.

Any brownfield site within Amber Valley (unless it is part of a primary employment site or has a history of contamination) is potentially suitable for housing. Also non-green belt sites if they are adjacent to towns or villages can also be considered.

Please feel free to contact us at Planning & Design Practice if you have any land in Amber Valley and are looking for development.

Meeting housing Needs in Wirksworth

Approval secured despite negative pre-application discussions

Sheffield Council planning jobs under threat?

Making a splash! Planning consent for farmhouse swimming pool

Factory Extension Planning Amendment – C.W. Fletcher

Planning & Design secure appeal win for low carbon energy system

Construction underway on new dwelling in Kirk Langley

Garden Identification, World Heritage Buffer Zone and Other Planning Issues

PDP secures permission for 175 homes in Nether Heage, Derbyshire

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