Planning Archives - Planning Design Ltd

Successful collaboration sees bungalow transformed

21st February 2023 by Gary Stringer

Planning & Design Practice have secured planning permission to extend and alter a detached bungalow to provide a front porch, a single-storey rear extension, a flat-roofed rear dormer at first-floor height and associated alterations. The site lies in a residential area of Stockport surrounded by homes of a similar character.

The rationale for the development was driven by a desire for the client to enhance their bungalow, to provide more living space in their home. We worked with Urban Design & Consult Ltd to prepare and submit a full planning application addressing design concerns from the officer’s comments on a previously submitted application, which was withdrawn earlier in 2022. The previous application consisted of a distinctively different design compared to the rest of the street scene which could have caused overlooking and loss of privacy for neighbouring residents. However, the revised design ensured privacy and was a more modest proposition in relation to the existing street scene.

The proposed porch will incorporate a pitched roof in line with the dwelling and similar to neighbouring homes. The rear extensions including the rear dormer are in keeping with the street scene as many other local detached bungalows have undertaken renovations and extensions in recent years. The proposed flat roofed rear dormer follows the limitations of permitted development. All materials will match the existing dwelling and rear elevations will not be readily visible from public vantage points.

Due to the Borough Council’s specific requirements for extensions to homes [Extensions and Alterations to Dwellings SPD (2011)], the bungalow was required to use matching materials for any extensions to the existing property, respecting the shape and form of the bungalow. Additionally, the front porch is a reduced, modest design, when compared to the previously proposed extension, through retaining the appearance of openness around the dwelling, being appropriate in size and respecting existing materials.

We are excited to see work progress on site to enhance the client’s home after a swift approval, and look forward to seeing the completed project.

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

With you every step of the way, from the conception of an idea to the production of design proposals and the achievement of planning permission, we can then help you get Building Regulations approval and, if needed, we can help with contract administration & overseeing the building work.

For more information and a no obligation consultation on how we can help you achieve your dream home, call us on 01332 347371 or email enquiries@planningdesign.co.uk.

Main image: Urban Design & Consult Ltd

Section 73 Planning Success

17th March 202325th January 2023 by Gary Stringer

Our planning team have recently gained Section 73 approval at planning committee for our client Meadowview Homes , which will allow for amendments to the approved house types at a development at Highstairs Lane, Stretton, in Derbyshire.

The site in Stretton previously gained permission for a new housing development of 28 dwellings in 2015 through an outline application and subsequent reserved matters applications. Meadowview Homes have since purchased the land from the previous developers and wished to amend the approved applications to include their own house types, whilst adhering to the layout and principles of the previous approvals. We came to the conclusion that two Section 73 applications, on the approved reserved matters applications, was the most efficient and appropriate approach in this scenario.

The proposed house types include a mix of two-story semi-detached, detached and terraced dwellings, which have been designed to reflect local traditional details. These include a range of 2- to 5-bed roomed dwellings, which provides a range of accommodation that adds to the housing choice within the village. The proposal also offers additional protection compared to the previous scheme with regards to the Root Protection Areas of retained trees to the west of the site.

For a Section 73 all the following conditions must be met:

The site boundary is not changed
The siting, landscape, scale, and height is not significantly changed
The use is not changed.
The appearance is not adversely affected.
The change is compliant with local planning policy and with the conditions attached to the original permission.
Changes to windows or other openings that do not impact on neighbouring properties.
The interests of parties consulted about the original application are not disadvantaged.

Throughout the application process, we worked closely with the Council to ensure a positive outcome for our clients. Our planners have worked in the public and private sectors, and have excellent working relations with Local Planning Authorities as was demonstrated in this case.

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

For a no obligation consultation to discuss your project or property, please get in touch on 01332 347371 or by email at enquiries@planningdesign.co.uk

All images: Meadowview Homes

Planning success promotes industry

20th December 202214th December 2022 by Gary Stringer

Planning & Design Practice Ltd is pleased to announce that planning permission has been secured for the erection of 3 no. commercial/industrial buildings for B2 (Industrial), B8 (Storage & Distribution) and E(g)(iii) (Industrial Processes) helping promote industry at a site in Longcliffe, Derbyshire.

The application site is a roughly rectangular shaped 0.26 ha plot set over two levels located within the established industrial/commercial area of Longcliffe.

The redevelopment of the site was specifically developed for our client (SWR Property Holdings Ltd) to enable a multi-use site for both their existing businesses, Robinsons Longcliffe Ltd and Telford Group Ltd.

The Architectural Team in collaboration with the Planning Team at Planning and Design Practice Ltd prepared a sensitive scheme that would make efficient use of land in terms of maximising the number and size of unit’s deliverable on site, whilst minimising the potential impacts on the countryside.

Building A is a two-storey steel portal framed building with a gross internal floor area of approximately 311m2. The building would contain a vaulted commercial/industrial space with ancillary office accommodation.

Building B is a single storey steel portal framed building with a gross internal floor area of approximately 214 m2. building would contain 3 no. units for commercial/industrial/storage uses, each with a single toilet.

Building C is a steel portal framed building with a gross internal floor area of approximately 151 m2. The building would be used for commercial/industrial/storage uses with a single toilet. The exterior of the building would be clad/roofed with a corrugated metal sheeting material (anthracite grey).

Robinsons Longcliffe Ltd has undertaken steel fabrication for many of the heavy industrial and quarrying companies in the county and also nationwide. They have been operating in the area for almost 70 years and have gained an excellent reputation as a go-to company for industrial solutions.

It was successfully argued that the redevelopment of the site for new build B8 (Storage and distribution) and E(g)(iii) (Industrial Processes) units would be an appropriate form of employment development within the defined countryside as it would represent an opportunity to create much needed rural employment opportunities within the area. The development will support the local economy by providing a range of fit for purpose modern commercial units for local residents within the area which will in turn contribute towards the creation and retention of rural employment opportunities.

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.

Andrew Stock, Associate Director Planning & Design Practice Ltd.

Planning – A beginners guide

14th February 202328th November 2022 by Gary Stringer

Chartered town planner Richard Pigott of Planning & Design Practice Ltd explains how the planning process works so read on if you’re considering extending or renovating your home or looking to build a new one.

Planning permission is something you’ll almost certainly need if you’re considering a major project – and may need if you’re looking at an extension or dramatic house renovation. The requirement to obtain planning permission for most forms of development was introduced as early as 1947. ‘Development’ can involve not only physical works to land and buildings but also changes of use. Here, we take you through the essentials of planning permission for your self build project whether it’s a new build, redevelopment, extension, conversion, or modernisation.

Do I Need Planning Permission?

It is always worth checking whether you need planning permission for your project as the list of projects that can be carried out without the need for planning permission is extensive. However, on the flip side, some ‘minor’ projects do actually require planning permission despite common misconceptions. The government’s Planning Portal is a great place to start when looking to answer this question.

Most houses have permitted development rights (PDR), which generally cover:

Minor side and rear extensions
Loft conversions;
Garage conversions; and
Cellar conversions

However, flats and maisonettes do not get the same permitted development rights, so planning permission is required. Permission is also more likely to be required in conservation areas, National Parks and Areas of Outstanding Natural Beauty, but not in the Green Belt.

There are, however, numerous reasons why a property’s PDR may not still be in place so it is always essential to check with your local planning authority or a planning consultant first before you carry out any work.

Currently, if you are looking to build a single storey rear extension, you can normally add 3 metres to the back of terraced and semi-detached properties and 4 metres to the back of detached houses without planning permission. It is also possible to double these distances to 6 and 8 metres respectively but you must notify the local authority of your intention to do this and allow up to 42 days (i.e. six weeks) while the local authority write to all neighbours to see if anyone objects.

If you’re looking at a two storey rear extension, you may also be able to extend without planning permission. This applies if, for example, your extension is no taller than the highest part of your existing roof; if it does not extend beyond the rear wall by more than 3m; if it is at least 7 metres away from the boundary; and if it is built in materials to match the original structure.

Permission Not Needed? Apply for a Lawful Development Certificate

If you are confident that your project does not need planning permission, in most cases you do not have to notify the local authority before you start work. However, if want to be able to prove it is lawful in future – perhaps when you’re moving house – it is worth applying to your local authority for a lawful development certificate (LDC).

An application needs to be accompanied by scaled plans of your proposal and a location plan based on an up-to-date ordnance survey map. Assuming the proposal does not require planning permission, you will receive written confirmation of this from the council.

How Much Does Planning Permission Cost?

Planning permission application fees vary depending on the nature of the application but are generally a small element of the overall development cost. Householder applications for alterations/extensions to a house or other works within its boundary cost £206. Applications for new dwellings cost £462 per dwelling, as do change of use applications.

You can use the Planning Portal’s fee calculator (https://www.planningportal.co.uk/app/fee-calculator) for help checking this.

How Long Does It Take To Get Planning Permission?

Most small-scale applications will have a target determination date of 8 weeks from validation to decision. However, beware that due to staff shortages and Covid related issues many applications take longer than this so its worth building this into your timescales and submitting your application as early as possible.

How Long Does Planning Permission Last?

As a general rule, and unless stated otherwise in the decision notice, your planning permission will last for three years. This means that you must start work within that three-year window or you will need to re-apply.

However, be sure to carefully read the conditions attached as they may, for example, require the local authority to approve the exterior materials, a landscaping scheme or details of ecological improvements.

You’ll need to formally apply to discharge these conditions at the right time in the development process as failure to do so could invalidate your permission.

Making Changes To Your Planning Permission

You may need to tweak your design after gaining approval, for which you have two options: either use the ‘non-material amendment’ route, which is designed for issues like new window positions, or submit a new planning application.

A ‘non-material amendment’ is for very slight changes but significant changes, such as extension or new houses’ overall height or the position of upstairs windows, for example, would be judged as ‘material’ and would require you to submit a new application.

The ‘non-material amendment’ route costs £28 and takes 28 days to decide, while another full planning application would take eight weeks but is free if applied for within a year of the original.

What if Planning Application is Refused?

If your planning application is refused, the council’s decision notice will contain one or more reasons for refusal. There will also be an officer report explaining this in more detail. It’s important to try to understand exactly why the planning application was rejected because there may be a simple detail that the local authority can’t approve, or a lack of information, in which case resubmitting a new application that has been amended accordingly would be far quicker and cheaper than submitting an appeal. If, however, the council is fundamentally opposed to your scheme, you will need to submit an appeal, where an independent inspector (not the local authority) makes an independent assessment of whether a proposal meets all the relevant policies. Appeals generally take 4-6 months from the date of submission until you get a decision.

Other Paperwork: Building Regulations and Insurances

Remember that getting planning approval is not the only legislation you need to adhere to. Proposed works will also need to conform to building regulations if they include structural alterations. So repair work won’t need to, but new building work – including extensions – will need to be checked. You also need to remember that if you are extending your home, it will not be covered by standard buildings insurance. Extensions and extensive renovations are often excluded from buildings insurance if you are altering the structure of your home. You will need specialist site insurance to cover the existing insurance and the new works being carried out until completion.

Concerned or unsure – ask an expert! 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 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 no obligation consultation to discuss your dream project or property, please don’t hesitate to contact us on 01332 347371 or via email at enquiries@planningdesign.co.uk.

Richard Pigott, Director, Planning & Design Practice

Enforcement matters….Part II

22nd November 202216th November 2022 by Gary Stringer

Planning & Design Practice, Enforcement, Planning Enforcement, Planning Consultants, Planning Consultants Derby, Planning Consultants Sheffield

In the second and final part of Director and Chartered Town Planner Richard Pigott’s introduction to the enforcement of planning control, he looks at the question of expediency.

Where a ‘breach of planning control’ has been identified, local planning authorities (LPAs) have discretion to take enforcement action, when they regard it as expedient to do so having regard to the development plan and any other material considerations. Clear examples of where it would be expedient to take enforcement action include:

• Unneighbourly land use – a few ago I was asked to look at a case where a landowner was using some agricultural land for motor car racing. Permitted development rights allow this to take place for not more than 14 days in total in any calendar year. It was clear, however, that the use was much more regular than this and that, furthermore, associated engineering works had also taken place without the necessary planning permission. The use was adversely affecting neighbouring properties in terms of noise and smells and there were also concerns about highway safety. There was a clear public interest in the council taking enforcement action against the landowner.

• New house in the countryside – in the now infamous case, a landowner, without planning permission, erected a new house in the countryside which was concealed behind a giant tarpaulin, a stack of tyres and a pile of hay bales. After 4 years of living there he removed the covers, believing that the building was immune from enforcement action. However, the local Council served an Enforcement Notice requiring demolition of the house because he did not have permission for it. Mr Fidler attempted to rely on the standard planning rule which gives immunity from enforcement action if a building operation has been ‘substantially completed’ for more than four years prior to the issue of the Enforcement Notice. However, an appeal Inspector held that the building operations included the straw bales and therefore that the building operations were not ‘substantially completed’ until removal of the bales. The High Court agreed with the Inspector and the Enforcement Notice remained in place. Mr Fidler was forced to demolish the building.

Planning & Design Practice, Planning Enforcement, Enforcement, Planning Consultants Derby, Planning Consultants Sheffield — Image: Reigate and Banstead Council

However, where the balance of public interest lies will vary from case to case.. In deciding, in each case, what is the most appropriate way forward, local planning authorities should usually avoid taking formal enforcement action where:

there is a trivial or technical breach of control which causes no material harm or adverse impact on the amenity of the site or the surrounding area;
development is acceptable on its planning merits and formal enforcement action would solely be to regularise the development;
in their assessment, the local planning authority consider that an application is the appropriate way forward to regularise the situation, for example, where planning conditions may need to be imposed.

Where invited to do so, it is normally in the landowner’s interests to submit a retrospective planning application so that they can regularise the breach if, for example, they ever came to sell the property but it would not be in the public interest to spend officer time and public money pursuing the matter.

The above provides a broad overview of enforcement matters. Should you wish to discuss any of the issues raised further, please don’t hesitate to contact us on 01332 347371 and we’ll be happy to advise.

Main Image: Reigate and Banstead Council

Nightlife – the changing night-time economy

22nd November 202216th November 2022 by Gary Stringer

As the nation moves away from retail high streets and old-school pubs and clubs, Graduate Planner Megan Askham looks at changing nature of the night-time economy, and the movement towards the modern regeneration of city centres with mixed-use developments taking hold, with a particular emphasis on Sheffield.

Since 2020, with the impact of a major pandemic, the closure of night-time venues and retail stores has been largely apparent in the UK. Around 30 pubs and restaurants close every day in the UK, meaning for every 3 venues closing only 1 opens its doors. Additionally, the boost in online shopping over the past two years has spurred the death of the High Street with minimal demand for shopping centres and streets within city centres.

Sheffield has shown significant losses of high street amenity and some of its major night-time spaces in recent years. The major retail sector in the city has been in slow decline since the opening of, the out-of-town shopping centre, Meadowhall, in 1990. However, since 2020 two major department stores in the centre of the retail district in the city have closed their doors, leaving two large, vacant buildings in the heart of the city. In addition to this, most retail stores have moved towards the Moor, through the regeneration scheme by Sheffield City Council and leading investors, leaving Fargate in decline. This has led to the supply of funding from three main sources: Future High Streets Fund; Get Britain Building Fund; and the Heart of the City, for the regeneration of the retail core into mixed-use developments. A mixed-use development combines three or more uses across various levels or within open space, they are flexible to adapt to changing needs and have excellent connections to infrastructure.

Firstly, the Future High Streets Fund of £675 million has invested £15.8 million into Fargate and High Street with an aim to renew and reshape city centres in a way that drives growth, improves experience and ensures future sustainability. Within Sheffield, there is an aim of transforming the main streets into a sustainable, social hub with landscaping, green planting, seating areas and lighting with work beginning in early 2023. A major example of this is the Grey to Green scheme, designed with climate change, well-being and economic investment in mind, introducing pocket parks along Fargate. This is already in place along West Bar and Castlegate in the form of Sustainable Urban Drainage Systems (SUDS). These are excellent examples of green infrastructure within the city due to the softening of grey streets and increase in urban biodiversity.

Events Central is a mixed-use development opening on Fargate in 2023 as part of the Future High Streets Fund. It is a five-storey community hub for entertainment, culture, art, performance, co-working and events with sustainability as a key component within the low-impact space. The licensed 200-capacity music venue in the basement is proposed to attract more than 110,000 visitors a year with major international events.

Secondly, the Heart of the City development within the city is a £470 million scheme funded by Sheffield City Council over 7 hectares of land in a phase by phase approach. Within Part II of the scheme, Block H2, Cambridge Scheme Collective, comprises a mixed-use heritage development consisting of a food hall, independent restaurants, a cookery school, a broadcasting studio and space for pop-up events. This block features some of the most interesting historic buildings within the scheme, using the façades to bring Sheffield’s heritage back to life through redevelopment.

Thirdly, Get Britain Building is a government grant secured through the South Yorkshire Mayoral Combined Authority which has invested £300,000 in the development of the recently opened Steel Yard on Fargate. This is a shipping container development which creates a more sustainable alternative to brick and cement due to the availability of steel, they are commonly used for mixed-use schemes and provide an alternative design to other city centre architecture. This consists of a 426sqm container hub with street food outlets, a bar, shops, a big screen for sports events and much-needed city centre public toilets with outdoor seating and green, living walls. These have only recently opened in October 2022, with hopes to be the location to watch England win the World Cup in December.

Finally, with the changing night-time economy, more fun businesses and local events have become more evident. These include independent businesses and events with monthly food and street markets throughout the city, such as Peddler Night Market and the Quayside Market. Also, temporary seasonal markets along Fargate help to bring life to the city centre at Christmas and throughout the year with Sheffield Food Festival and Continental Markets in various months. Additionally, the impact of “booze and ball games” has been evident nationally with fun bars popping up in major cities changing the dynamic of bars. In Sheffield, there has been the opening of Roxy Ballroom, Boom Bar and Lane 7 within the heart of the city providing fun activities to provide a variant to pubs and nightclubs.

The investments into the night-time economy in Sheffield from outside sources creates exciting potential to create a modern, vibrant city with conglomerations of mixed-use schemes providing variety for people visiting the city centre at night time. It will be intriguing to witness how further investments into mixed-use schemes can greatly enhance the remaining forgotten areas of Sheffield City Centre.

Megan Askham, Graduate Planner, Planning & Design Practice Ltd

Main Image: Artist’s impression of the plans for Fargate shipping containers.

Urban design has a key role in tackling climate change, in making future places more robust to withstand the impact of climate change and adaptable as conditions change. We have a talented group of planners and urban designers who can work with you to create outward looking inclusive designs which will be supported by Local planning Authorities. For more information, and a no obligation consultation to discuss your project, please contact us on 01332 347371.

Battersea Power Station reborn

22nd November 202215th November 2022 by Gary Stringer

Consultant and chartered town planner Jonathan Jenkin gives his verdict on the reborn Battersea Power Station. The iconic Grade II* listed building has been brought back to life as the centre piece of an innovative mixed use neighbourhood – a place for locals, tourists and residents to enjoy a unique blend of shops, bars, restaurants, entertainment venues, parks and historical spaces.

Battersea Power station is the centre piece of a £9 billion pound regeneration and redevelopment project on the south side of the river Thames which has finally come to fruition after nearly 20 years. Development in the area around the power station began when the Station closed in 1983. The Station building was given Grade II listed status in the 1980s following its closure and this prevented demolition. The building was already iconic. The listing was later upgraded to Grade II* which required the retention of the interior walls and key elements of the internal building including the Control Room and the cranes and gantries.

A new underground station has been built at the end of a new Northern Line Extension from Kennington that also serves the new residential and commercial area of Nine Elms including the new US Embassy – the largest US embassy in Europe. The new station was part funded by the Battersea Power Station development.

I visited the site a week after the Power Station had first opened to the public. It has been converted into a new shopping and leisure destination. It is principally a shopping centre and around the power station building is a mix of commercial and residential buildings. On top of the power station are apartments which sit on rather than in the building.

Internally the two turbine halls – one from the 1930s and one from the 1960s remain as vast open spaces. New floors and staircases have been inserted into the space and these both hang off the walls and are also self-supporting. Shops are inserted into the spaces at the sides of both halls. The building is quite dark inside which lends itself to retailing. There are restaurants and cafes inside and outside the building, and a new cinema. A gym and other services are provided for residents and the power station building is surrounded by blocks of apartments. There is a large area of open space at the front of the station building and the old coal jetty has been transformed into a garden on the river.

Apartments are very expensive but there is some affordable housing, a mix of social rent, affordable rent and shared ownership. As a percentage of the number of flats built, the 386 affordable homes is a small number, but it is a contribution, nevertheless. It should be noted that most of the affordable homes are just above minimum space standards for London and this re-enforces the need to have and maintain space standards across all parts of the UK.
Architecturally interesting but the flats (to an extent) crowd out the building itself. Some of the flat designs are innovative but I saw little evidence of a low carbon approach, however re-using the Power Station building is a far more sustainable approach to development and should be applauded. Overall, worth a visit but it is principally a shopping centre and flats. The best way to arrive is by boat along the river Thames and the Thames clipper service is well worth using.

Jonathan Jenkin, Consultant, Planning & Design Practice Ltd

We believe in good architecture. An RIBA Chartered Practice, our approachable and experienced team is comprised of architects, architectural assistants, designers and technicians, who offer a comprehensive design service from concept through to completion. To talk to our friendly and approachable experts about how we can help you realise your dream home please contact us on 01332 347371.

Barn conversion -Class Q explained

22nd November 20227th November 2022 by Gary Stringer

In the world of planning there are two ways to obtain permission to convert a barn to a house. One is through the submission of a full planning application to your Local Planning Authority. The second is through exercising permitted development rights which involves submitting a Prior Approval application to your Local Planning Authority. In both instances an application is required but they are assessed against different criteria depending upon which route you take. Chartered Town Planner, Michael Bamford guides you through both options.

Class Q – the permitted development right to covert your barn to a dwelling

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

Permitted development (PD) is the right of an owner to develop his or her 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 and simple changes of use for example changing a pub to a restaurant or a bank to a shop.

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.

To use these rights an application has to be made to the Local Planning authority to confirm that the development proposed fits within the limits set out in the General Permitted Development Order. This requires an application, a set of drawings and either a supporting letter or report.

Converting an enclosed modern shed in the middle of the countryside to up to 5 dwellings generally does not accord with Local Plan policies and as such is met with opposition by many councils. As such, in most cases an application is carefully scrutinised to make sure it fits the criteria.

Since the permitted development right was introduced, there have been several notable appeal decisions which have altered and clarified how Class Q applications should be dealt with by an Authority. The two key one’s address ‘what amounts to conversion’ and ‘establishing a fallback position’.

The question of whether a development is conversion or not was considered at length. The high court judge held that there is a conceptual difference between a “rebuild” and a “conversion” and that the concept of “conversion” introduces a discrete threshold. His reasons include the fact that the concept of conversion is found in the overarching provisions of Class Q. In this case the judge considered it inappropriate to look to the dictionary when seeking to define the distinction as the permitted development rights were drafted for a professional audience and the distinction should be understood in a planning context.

The result of the appeal is a test of whether or not the building operations amount to conversion or ‘fresh build’. Unfortunately, this is considered on a case-by-case basis and there is no set rule on how to define ‘fresh build’. Whilst this has introduced an additional consideration for many authorities (who weren’t previously giving the question too much attention) it does in some ways clear up where the line is.

The other notable appeal decision has underlined the ability of Class Q to represent a ‘fallback position’. This simply means that where a site can be developed through the exercise of Class Q permitted development rights then the planning authority must take this into consideration when dealing with an application for full planning permission. Whilst this seems logical it has not always been the case and in reality, means that applicants are no longer entirely bound by the stringent rules that surround Class Q development (such as works that extend the external envelope not being permitted).

If a Class Q prior notification application is approved the applicant has three years to complete the conversion. With a planning permission the applicant has 3 years in which to start the conversion and once started can take as long as it takes to complete it. A full planning application would assist overcoming this strict and very tight build schedule.

Converting your barn through a Full Planning Application

The other option is to submit a full planning application. When your building is located within a Conservations Areas, Area of Outstanding Natural Beauty (AONB) or National Park Class Q cannot be used, as it is not allowed in these locations.

The majority of Local Planning Authorities have polices in place which support the conversion of former agricultural buildings to houses but are generally caveated to only allow traditional buildings such as stone or brick as they are considered to have a valued architectural style and be worthy of protection within the landscape.

Many of these buildings have the potential to provide habitat for protected species such as bats and as such, it is advisable to seek the advice of an ecology consultant early in the design process and certainly before applying for planning permission. There is a limited time of year where surveys can be carried out for bats (May – September) and as such in the worst case scenario you can be left waiting over 6 months before you can get a survey.

These types of building can provide stunning homes and in many instances, people want to work with the existing character and simply provide some glazing (usually in the former barn door area) and a few new windows. Other than that, the style of the building remains largely intact. This is something that many local plan policies are supportive of, and it is best to bear this in mind when considering the design. It is possible to extend an existing, traditional barn but this can be difficult and, in my opinion, the best place to start is with the existing building and work with the spaces that this allows for rather than attempting to remould your barn into a different layout.

In both cases (Full planning and Class Q) the structure of the building is key. If the building is largely derelict then you will have a very difficult time in obtaining any kind of consent to convert it into a home.

Barn Conversion have been with us for many years and have gained in popularity since the 1990’s. There are now many examples of these unique, homes up and down the country. Each with its own character. Working with either a ‘modern’ or traditional barn can both yield spectacular results when approached in the right way. The key is to work with the building and its context to produce something that is unique to that particular site.

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 on 01332 347371.

Michael Bamford, BA (Hons) MPlan MRTPI, Director – Chartered Town Planner, Planning & Design Practice Ltd

Planning & Design welcome new additions

22nd November 202227th October 2022 by Gary Stringer

Changes are afoot at Planning & Design Practice Ltd as we welcome new additions to our team and bid a fond farewell to a founding member. Our team comprises RTPI Chartered town planners, RIBA Chartered Architects, and architectural assistants, plus heritage specialists who together offer a comprehensive range of services, specialising in Town Planning, Architecture, Heritage, and Urban Design.

Continuing a tradition of encouraging and supporting emerging talent, we are pleased to announce the addition to the team of three Graduate Planners – Shaun Hyde, Emily Anderson and Megan Askham, plus a Junior Architectural Technician, Scott Williams to our Architectural team.

Shaun, an avid football fan and originally from The Wirral, studied the 4-year MPlan Course at the University of Sheffield. In the summer before his final year, he undertook a two-week placement with us, during which he was offered a part time position at PDP’s Sheffield office. Now working full time after graduating, Shaun’s next career goal is to gain his RTPI accreditation.

Emily graduated from her Master’s in Urban & Regional Planning at the University of Sheffield in September 2022. Prior to this, she worked part-time for the company alongside her studies. Joining us as a full time Graduate Planner, she is looking forward to expanding on her planning knowledge in the company and has a particular interest in the relationship between Planning and Health and is a keen advocate for community engagement.

Megan initially joined PDP in July 2022 in a part-time capacity, before becoming a full-time member of the team in September 2022. She is a Graduate of the University of Liverpool, obtaining a Geography BA in 2021 and the University of Sheffield having studied Urban and Regional Planning MSc in 2022.

Currently studying in his third year of Architectural Technology and Practice (BSc) at the University of Derby, Scott joined the Planning & Design Practice team in August 2022. He joined us as he works towards his goal of becoming an architect or architectural technologist.

Finally, Jonathan Jenkin, our former Managing Director will be leaving the Practice at the end of the year. Having formed the company in 2002, he has been working for the company in a part time consultancy role for the last 15 months, which has proved to be a good transition period for the company. It has allowed the transfer of skills and experience and Jonathan has been able to work with long term clients to see projects through to completion.

Jonathan and his Civil partner Phil will be moving back to West Cornwall, early next year. Jonathan was a council planning officer there in the 1980s, and that is where they met. They have many friends and family in West Cornwall, and it has been a long-term ambition for them both to move back. Jonathan said:

‘I am really pleased at the way Jon Millhouse, Richard Pigott, Michael Bamford, and Lindsay Cruddas are taking the company forward. The transition has been smooth and it is good to be able to leave the company with the business doing well and I wish everyone continuing success’.

Richard Pigott, who has been with the company since 2011 and a Director since 2015, said ‘we will all miss Jonathan’s bubbly character and enthusiasm for all things planning and architecture, but at the same time, this is a move he has been looking to make for a while and we wish him all the best down in Cornwall. Since we took over the company in the summer of 2021 it has continued to evolve and modernise and we are undertaking some very interesting work in both planning and architecture. We now have contracts with Microsoft, NHS Health Trusts and Clowes Developments, to name a few, as well as many local and regional companies and landowners and the future looks bright.’

Planning & Design Practice Ltd is a team of town planning consultants, 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 more information on our team and our services, please contact us on 01332 347371 or email enquiries@planningdesign.co.uk.

Planning success ends wedding bell blues

22nd November 202226th October 2022 by Gary Stringer

Our Consultant Jonathan Jenkin, details how Planning & Design Practice received planning permission in August for a new wedding venue in South Derbyshire, following a lengthy process complicated by the Covid pandemic, and soaring demand.

The site is about two miles south of Burton on Trent in the open countryside. The venue was chosen within a recently completed area of woodland within the National Forest. The forest setting provided the theme for the wedding venue and the client proposed tipis and a series of hard and soft landscape features. The client had trialled the idea in 2019 with the erection of tents and temporary buildings and the trial proved to be very successful. The site chosen was a long way from other property that was not within the applicants control and the wooded nature of the venue protected the site in landscape terms.

At the outset it was agreed that the venue would be seasonal. The client’s ideas evolved over time from when we first submitted the application to the eventual approval and were amended towards the end of the process. This was to take account of the requirements of the planners and statutory consultees particularly the Council’s Environmental Health officer and his concerns over noise.

When Covid struck in 2020, the application sat in the council’s offices gathering dust. It was submitted in the summer of 2020 but was not validated for over 6 months. By 2021 the council had a recruitment crisis and with re -occurring lock downs, the normal planning process was almost impossible. During the lock down period, the applicant revised his proposals (there was plenty of time to think about it) and this led to further changes. Eventually a planning officer was recruited and by late April 2022 matters were finally moving forward with a decent planner who took a pragmatic view and was willing to collaborate with the client and our team to deliver a planning approval.

The demand for wedding venues soared as delayed events were re-scheduled. By early 2022 the demand was astronomic but at that time we still did not have a planning approval. By April 2022 we had our first site meeting with the planning team. The meeting was a success but by that time much of the infrastructure including large areas of hardstanding, a car park, an extended Tipi Tent, a ceremony structure and landscaped gardens and seating areas had been built, none had planning and the deadline for the first booked weddings was fast approaching.

It is at these times when you find yourself as a consultant out on a limb. The applicant has spent a lot of money, key moments in people’s lives are scheduled and still no planning consent. Without a planning consent, no licensing, and no Registrar. This is not a comfortable place to be.

At this point we had to negotiate hard, try to get flexibility from both the client and the council. We succeeded because the applicant was on side and he worked hard, while the planner and the Environmental Health Officer did their best. We were lucky, no objections from neighbours and no planning committee.

Covid made the process far worse coupled with 12 years of austerity, with an underfunded planning service, and an underfunded Environmental Health service and this goes for conservation, flooding and much else. The councils’ do not have the staff to do the job, and this makes the planning process difficult and extremely frustrating.

To grow the economy, you need a robust planning system and this needs to be paid for. We are nowhere near where we need to be with no prospect of an improvement under the current government.

Jonathan Jenkin, Consultant, Planning & Design Practice Ltd

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.

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. For a no obligation consultation to discuss your project or property, please get in touch on 01332 347371 pr email enquiries@planningdesign.co.uk

Successful collaboration sees bungalow transformed

Section 73 Planning Success

Planning success promotes industry

Planning – A beginners guide

Do I Need Planning Permission?

Permission Not Needed? Apply for a Lawful Development Certificate

How Much Does Planning Permission Cost?

How Long Does It Take To Get Planning Permission?

How Long Does Planning Permission Last?

Making Changes To Your Planning Permission

What if Planning Application is Refused?

Other Paperwork: Building Regulations and Insurances

Enforcement matters….Part II

Nightlife – the changing night-time economy

Battersea Power Station reborn

Barn conversion -Class Q explained

Planning & Design welcome new additions

Planning success ends wedding bell blues

Offices

Services

Useful Links

SUBSCRIBE TO OUR NEWSLETTER

GET IN TOUCH