Planning permission Archives - Page 3 of 16

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.

Five’s alive at Glapwell

11th July 202321st June 2023 by Gary Stringer

Planning & Design Practice are pleased to announce the granting of outline permission for 5 dormer bungalows at land to the rear of 65 The Hill, Glapwell, Derbyshire.

The site is wholly located within the development envelope for Glapwell, situated behind properties fronting onto The Hill. Prior to the application, we submitted pre-application enquiries to both the Derbyshire County Council Highway Authority, and Bolsover District Council, to assess the suitability of the site. The results of these pre-application enquiries helped inform the next steps for the outline application.

The proposal was designed to be sympathetic to the local character and appearance of the area, and so that the low height of the bungalows would not cause any significant impacts on the amenity of future or existing neighbouring residents. Significant trees and hedges were protected on site, with the trees along the southern boundary of the site acting as screening to/from the countryside.

After submission of the outline application, conversation with the Council and statutory consultees resulted in further information needing to be submitted. This included a topographical survey and Slope Stability Report due to historical landslides in the area. The submitted reports, coupled with the other information submitted with the application, were found to be sufficient, resulting in an approval from the Council.

Backland development can sometimes be quite contentious applications, however, at PDP we work closely with the Council and other stakeholders to ensure a successful outcome for all parties.

We work with developers of all sizes, from small companies working on one property at a time to large housebuilders and commercial organisations where multi-million pound schemes are the norm.

Since being founded in 2002, we have established a strong reputation for providing honest and sound commercial advice, skilled presentation, advocacy and negotiation.

Our core planning and architectural expertise is supported by specialists in Heritage and Urban Design. We always think innovatively and a collaborative approach is at the heart of what we do.

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

Emily Anderson, Planner, Planning & Design Practice Ltd

Class Q success creates double dwellings

3rd October 202321st June 2023 by Gary Stringer

Planning & Design Practice are delighted to announce another successful Class Q application. This will allow our client to change the use of, and convert, an unused agricultural building to form two new homes in Chinley, Derbyshire.

The building in question consisted of a large agricultural building constructed from concrete blocks, a profiled cement roof and is enclosed on three sides by profiled cement sheet walls. An accompanying structural report concluded that the building was structurally sound and capable of conversion.
Both dwellings will have 3 bedrooms, 2 bathrooms and open plan living, as well as outdoor amenity space. The external alterations have been kept to a minimum to comply with Class Q legislation and to respect the rural aesthetic of the local area.

The agricultural building was located outside the settlement boundary of Chinley, in close proximity to the Peak District National Park, the site benefits from wide landscape views whilst being nestled away in the valley.

The Permitted Development rights, commonly referred to as Class Q, is the right to convert agricultural buildings into homes as a matter of principle and has been with us since 2014.

Permitted Development (PD) is the right of an owner to develop their land within limits prescribed by a piece of legislation known as a General Permitted Development Order. The point of the order was originally to allow minor developments to go ahead without having to go through the planning application process, for example, small extensions to houses.

In the interest of simplifying the planning system and boosting the supply of houses, the government extended PD rights to include the right to change agricultural buildings to homes. Originally proposed as a temporary measure, this has since been made permanent.

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

Further approvals at Royal Derby Hospital

21st June 202321st June 2023 by Gary Stringer

Planning & Design Practice are pleased to announce the successful approval of two applications for our client, the University Hospitals of Derby and Burton NHS Foundation Trust, at Royal Derby Hospital (RDH).

The first approval was for the retention of a single storey ward and adjoining link. This ward was installed on car park 1 of RDH in late 2018 on a temporary basis, but as the need for the ward continued, subsequent applications were made to allow for the retention of the ward until February 2023.

The ward was installed quickly in 2018 as a response to acute winter capacity pressures at the hospital. It has since proved to be an extremely valuable facility in terms of delivering patient care. Although only intended as a temporary structure, the ward was nonetheless fitted internally to a high standard, as befits healthcare provision in 2019, and offers modern, spacious accommodation, as well as much needed additional capacity. Since the onset of the Covid-19 Pandemic in March 2020, the ward has proved an invaluable resource due to increased pressures on the NHS.

Planning & Design Practice submitted a retrospective application to allow for the retention of the ward on a permanent basis due to the increased demand of the hospital. The permanent retention of the ward was considered by the planning officer to be acceptable in policy terms and that it would not detrimentally affect the car parking provision within the hospital site.

The second approval was for a rooftop extension to the Kings Treatment Centre (KTC). This application follows a similar scheme that was submitted in 2018, but was never implemented due to funding not being secured at the time.

The proposal involves the infill of an existing rooftop courtyard at the south end of the KTC and installation of an additional air handling unit on an adjacent existing rooftop to support the additional accommodation being provided. The extension will accommodate the relocation of an existing Elective Procedures Unit from another location within the main hospital building, to provide a more efficient and combined Unit as well as providing additional space for the expansion of the Intensive Care Unit in the main hospital building.

The planning officer determined that the extension would have a neutral impact on the setting, character and appearance of the building, and that it broadly complied with the policies in the Local Plan.

Emily Anderson, Planner, Planning & Design Practice Ltd

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

Class Q success at Little Owl Farm

19th June 2023 by Gary Stringer

Planning & Design Practice have successfully overturned a decision to refuse Prior Notification of a proposed barn conversion at Little Owl farm in Dale Abbey, Derbyshire. Our clients proposed a conversion of an agricultural building to a two storey home with the associated building operations reasonably necessary for the building to function as a dwelling under Class Q of the General Permitted Development Order (GPDO).

Class Q, since 2014, has allowed the conversion of agricultural buildings into homes as a matter of principle under permitted development rights.

An appeal statement was prepared by Planning & Design Practice on behalf of the appellants against Erewash Borough Council’s decision to refuse the application. The Council resolved to refuse planning permission for the proposed development for the following reason:

“In the opinion of the Local Planning Authority, the proposed development does not comply with the limitations or restrictions specified in Class Q which permits a change of use of an agricultural building to a use falling within Class C3 (dwellinghouses). The agricultural building is not capable of functioning as a dwelling.

The style and condition of the building is such that the work necessary to convert this building into a Class C3 Use (dwellinghouses) would go beyond what is reasonably necessary for a conversion.”

During the appeal process, we argued that the site does meet the requirements of Class Q(a) through an assessment of the structural order of the building, the building’s enclosure, the capability of providing shelter and the capacity to accommodate essential domestic features of a dwelling, meaning it is of a condition capable of having its use changed to a dwelling. Therefore, the conversion will meet the definition of a dwelling as it can provide shelter to its inhabitants and has the capacity to accommodate domestic essentials.

We also brought the inspector’s attention to a nearby precedent within the Erewash Borough, using Planning & Design Practice as the agent, which was approved at appeal with the same original reasons for refusal. The Inspector for this application found that the building was structurally sound and strengthening the building would ensure its capability to function as a dwelling.

The Inspector found that, contrary to the Council’s position, the structural integrity of the building is sound and would form an integral part of the building, therefore, being capable of functioning as a dwelling. The building operations would be reasonably necessary in this instance and would not exceed the limitations set out in paragraph Q.1(i) of the GDPO. As such, the inspector resolved to grant the appeal and allow the conversion of the building as set out under Schedule 2, Part 3, Class Q of the GDPO.

Planning and Design Practice Ltd specialise in undertaking planning and enforcement appeals. We have extensive experience of the many types of planning appeals, from written representations to informal hearings and public inquiries.

The appeal process is there to allow the opportunity for an independent assessor to have a look at the application and decide whether it should be refused or approved purely based on the facts in front of them. It is important to ensure that the best argument is put forward for your appeal application.

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 on 01332 347371.

Megan Askham, Planner, Planning & Design Practice Ltd

Raising the roof!

Extension granted

Planning success in the Peak Park for dilapidated stone barn

Five’s alive at Glapwell

Class Q success creates double dwellings

Further approvals at Royal Derby Hospital

Approval (discharge) of planning conditions process

Timber framed Class Q success in East Staffordshire

Fighting with the Green Belt

Class Q success at Little Owl Farm

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