Planning Archives - Page 6 of 7 - Planning Design Ltd

The Planning System and Covid 19

25th March 2020 by Gary Stringer

Writing for the Architects Journal, Tom de Castella has set out how the planning system is just one of many parts of life in the UK struggling to keep operating with the partial shutdown caused by the coronavirus.

A number of local authorities, including Carlisle City Council, have already cancelled their planning committees. Many say they are continuing as normal, but this will undoubtedly change as the government gets tougher on social distancing.

In Glasgow, council meetings have been suspended, with the chief executive and senior officers taking over the decision-making process. A spokesperson for Leeds City Council said its chief planning officer would assess time-critical decisions anticipated over the next three months. In Aberdeen, planning development committees are one of the few committees to continue working and its meetings will take place as scheduled. Likewise in Cardiff, the planning department is ‘continuing as normal’ although all services will be reviewed in the light of new government guidelines, according to a council spokesperson.

The Architects Journal sets out the mixed responses from many different planning authorities across the UK. I am writing this at a desk at home, with all the Planning and Design team working from home until the crisis is over.

We ourselves spoke to twenty LPA’s on the 23rd March. All were continuing to operate a planning service, albeit many planners were working from home and all planning committees were suspended. For most, urgent decisions will continue to be made, through delegation or though consideration by chief officers and members of planning committees remotely. For example, some forms of prior notification have fixed time limits which if breached lead to an automatic permission. These will be decided by planning officers. Decisions on key development sites will either be put on hold or decided by officers and committee members working remotely. This may call into question the validity of decisions made on controversial sites because the objectors or supporters of a site or development will not have their say, so councillors will not be able to consider all the views that might otherwise be expressed.

By the end of this week we should be in a better position to understand how the system will operate as the restrictions continue to apply. I will provide all our readers with an update on individual councils once they have an agreed protocol moving forward.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

The Impact of the Budget & Planning

10th May 202124th March 2020 by Gary Stringer

The Chancellor of the Exchequer presented his Budget to Parliament on Wednesday 11 March, this Budget now seems long distant. The whole country has been overtaken by events and the forthcoming Planning White paper announced at the Budget may seem irrelevant now but the impact may be of real interest once the nation is through the Covid 19 outbreak (or perhaps once a vaccine is available).

The advance publicity for the planning white paper is suggesting a combination of protection and relaxation. Maintaining control through the enforcement of the Green Belt and protection for conservation areas and site of importance for nature conservation while relaxing some permitted development rights including being able to build upwards in principle and a new town centre use class which combines use classes A1 – A3. The government have also recognised that onshore wind could have an important part to play in cheap renewable energy as part of its climate change agenda. The break on onshore wind is likely to be lifted, but it may be restricted to certain locations where the impact on landscape can be minimised.

The government have finally recognised that unfettered use of Class ‘O’ office to residential conversions is creating slums and inadequate housing. Less than 20% of class ‘O’ conversions meet national space standards and there is no requirement to fund public services or provide for affordable housing which is plainly unfair and cannot be justified.

In the future developers will have to provide the council with prior notification including floorplans and elevations. Whilst a Class ‘O’ conversion should not be exempt from making community contributions and payments towards affordable housing, at least making a requirement to a decent space standard and layout will prevent some of the most damaging aspects of Class ‘O’ from continuing.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

The Importance of Good Architecture

18th March 20204th March 2020 by Gary Stringer

What is a home in the UK? It is a place that give shelter, it is warm and dry in winter and cool in summer. It is a refuge, a place to return to, and a place where we can feel safe. It is also a place where we can feel happy, a place we can be proud of and a place that reflects our values and says something about who we are. It is also a place that functions well. It must have the capacity to accommodate our family, friends, we must be able to cook, eat meals, clean ourselves, and increasingly a place we can communicate from. The area around the home must be pleasant, where we have neighbours and where we have easy access to facilities and amenities.

Many of the houses and flats built today barely function. The homes are bland, they are often smaller than we would want; the attention to detail is poor, outside space is limited. The outside environment is often dominated by the car; limiting social intervention with our neighbours and limiting the opportunities for children to play outside.

Good architecture can really improve our quality of life. It starts with a site and a location and the wishes and requirements of the client. This does not just mean the bespoke house for the individual client but it can be the community land trust, the house builder, the local authority or the housing association.

Good architecture can create real value. A well designed home in a well-designed neighbourhood can make us feel good about our lives, it can affirm that we are providing for those who depend on us and it can make us happy. Good design makes the best use of space. It makes the most of natural light, it links the inside environment with the outside. It functions; not just for the young and the able bodied but for everyone. It accommodates the needs of the young and the elderly with the challenges of climate change. Good architecture must also use resources prudently to minimize CO2 emissions but create a robust home that is resilient and increasingly a home that generate its own power.

In our ever increasing digital age, good architecture also means strong appeal on Instagram and other social media platforms, with striking and unique images generating debate and acting as a showcase for new work and new practitioners. With an estimated one billion people using Instagram every month, content is king and architecture is accessible to the general public as never before, creating trends and influencing how we perceive and experience our built environment.

At Planning & Design we really believe in good architecture. Our team comprises of RIBA Chartered Architects and Architectural Assistants who have a wealth of experience working with homeowners, developers and the public sector. These skilled professionals have vision but also the practical experience to deliver buildings.

We believe that good design is a crucial part of the planning process. Getting the design of a project right is critical to gaining a successful planning consent and avoiding unnecessary delay and costs. We can help you to establish your brief and work through your design ideas, whilst bringing solutions to make your building a successful place to live or work in.

For more information, or to discuss a specific project please get in touch.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

Everton stadium plans ‘a risk’ to Liverpool UNESCO status?

30th September 202015th January 2020 by Gary Stringer

What do Derby’s Landmark building and the proposed new Everton Football Club stadium in Liverpool have in common? The answer is that both have UNESCO World Heritage Site designations to contend with, writes Richard Pigott, Director at Planning & Design Practice Ltd.

In the case of the Landmark building a number of heritage bodies including Historic England consider that the Derwent Valley Mills World Heritage Site will be adversely affected by the proposed 17 storey residential building adjacent to St Alkmund’s Way, meaning a decision is yet to be reached nearly 2 years after the application was submitted. In Everton’s case, they plan to relocate to a site in the Liverpool – Maritime Mercantile City World Heritage Site.

As a lifelong Everton fan I am taking a keen interest in the planning application for Everton’s proposed new £500 million, 52,000 seat stadium submitted just before Christmas. It is proposed to relocate the club’s home from the historic Goodison Park to a site 1.5 miles to the west known as Bramley Moore Dock which is part of the docklands to the north of Liverpool which bears witness to the development of one of the world’s major trading centres in the 18th and 19th centuries.

UNESCO bestowed its prestigious ‘World Heritage Site’ title in 2004 but in recent years the scale of development in Liverpool has resulted in UNESCO placing the city on the danger list of losing their cherished moniker. The committee has cited “extreme concern” at the prospect of continued development of the historic docks despite the fact that many of them are currently empty, derelict and closed to the general public.

Critics of the WHS designation say that it’s a title which sounds impressive, but in reality delivers very little and that if the development of Liverpool Waters means the city has to forfeit its UNESCO status then so be it.

The planning application was only submitted on 23rd December so it is still very early days but Everton’s two stage public consultations saw more than 63,000 respondents take part and is widely recognised for being the largest commercial public consultation in the City of Liverpool’s history. The consultation has revealed overwhelming public support both for the siting and design of the stadium and the proposed redevelopment of Goodison Park for a community-led mixed use legacy project. Liverpool City Council has also pledged its support to the scheme, citing the regeneration benefits it will bring.

Everton state that the proposal would have a transformational impact on North Liverpool, kick-starting the regeneration of the northern docklands, contributing a £1bn boost to the city region’s economy, creating up to 15,000 jobs and attracting 1.4m visitors to the city each year.

However, the heritage issues involved make this a very interesting case and I will be keeping an eye on how the main parties respond to the proposal over the coming months.

Centre Image: The People’s Project, Pattern Design

Extending Walnut Cottage

10th May 202114th January 2020 by Gary Stringer

Planning & Design Practice Ltd have recently gained planning permission for a porch and living extension to a curtilage listed barn at Walnut Cottage in Ashleyhay.

Walnut Cottage was formerly a farm building associated with nearby Spendlove Farm. The barn was then converted to a holiday let in 1991 and in 2013 the council granted a Lawful Development Certificate regularising the use of the building as a permanent dwelling. In 2015 the council advised the then owners of the building that it considered the building to be curtilage listed, by virtue of its association with Grade II listed Spendlove Farm. A listed building application to retrospectively consider previous changes to the building was submitted and approved. Our clients subsequently purchased the property and made it into their family home.

An initial sketch scheme was submitted previously for pre-application enquiry. This sketch scheme was different to the one submitted, which incorporated a larger porch which had a pitched roof, the living extension was also larger and had a contemporary flat roof. In the council’s response, the heritage consultant opined that the form and scale of any buildings to be attached to the gables would need to preserve its special interest and retain its agricultural character.

In response to the heritage consultants comments we proposed that the living extension be set back as far as possible from the main lane access, be of a pitched roof and the size reduced. For the porch to the front of the barn, a simple lean-to is proposed.

To enable the proposed extensions to reflect the agricultural setting, we proposed that both the living and porch extension be clad with weathered Corten steel, a material which is typical of a farmstead. The large recessed glazing to the West will provide the clients with the spectacular views of the countryside that they are not currently able to enjoy from their main living area.

Looking for your dream home? Our team of experienced professionals work with home owners on a daily basis to provide the technical knowledge, design ideals & relevant expertise to help guide you through what can be a daunting process.

Our approachable and experienced team comprises RIBA Chartered Architects, architectural assistants, designers and technicians. Our architects have true international expertise having worked on large scale projects in Russia, Germany, Spain and the United States as well as across the UK.

For more information, and a free half an hour consultation to discuss your project, please contact us.

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.

Yorkshire’s tallest building coming to Sheffield?

4th November 2019 by Gary Stringer

Sheffield city centre could soon be the location of Yorkshire’s tallest building after an ambitious, £100m planning application was submitted by CODE Co-Living.

Plans have been put forward to build a development comprising three buildings, one of 12 storeys, a second of 16 storeys, and the third, the tallest reaching 36 storeys.

At almost 117 metres tall, the main tower would be higher than a 114-metre tall student scheme currently under construction in Leeds – which is currently set to be the county’s tallest – and would be a full 16 metres higher than Sheffield’s current title holder, City Lofts Tower, which stands at 101 metres.

The scheme would be on a prominent site to the side of the Vita building, just off Charter Row and close to The Light Cinema complex. The land was previously occupied by South Yorkshire Housing and a Dexel car repair yard.

CODE says the development would improve the environment of a neglected corner of the city centre and deliver a huge injection of vibrancy and activity to Charter Square, The Moor and Heart of the City II.

The proposed co-living scheme would provide 1,370 private studio apartments for rent, available for both students and non-students.

Communal spaces would also be incorporated, including dining and café facilities, a 50-piece gymnasium, cinema room, private study spaces and a large first floor south-facing outdoor roof terrace. There will also be a 24-hour concierge on site.

CODE has committed to providing 10 per cent of the apartments as affordable housing, with tenants having equal access to all the facilities within the development.

Jonathan Jenkin, Managing Director of Planning & Design, who have just opened a new office based at the Workstation in Sheffield said

“We support the construction of new tall buildings in Sheffield as they show the city’s ambition and its drive to support appropriate development. A tall iconic building creates a buzz and it also helps to frame the debate of what is possible. Building in the city centre also put less pressure for edge of city development and protects the green belt.”

It is hoped that the planning application will be decided before Christmas. If approved, CODE hopes to be on site in spring 2020.

Jamie Lewis, of CODE, said: “We have been looking for a site in Sheffield for several years. From the outside, it is clear that the city is going places with Heart of the City II and developments on The Moor transforming the city centre. We want to be a part of this.”

Image: CODE

Planning Design invests in Sheffield

29th October 20199th October 2019 by Gary Stringer

Planning & Design have made a significant investment to their presence in Sheffield with a move to new premises and several key appointments.

Housed in a former 1930s’ car showroom, Planning & Design now reside in The Workstation, Sheffield’s leading business centre for creative talent and innovation in the heart of the city’s thriving Cultural Industries Quarter.

Located less than five minutes from Sheffield train station, The Workstation is home to some of Sheffield’s most exciting cultural, creative and digital businesses with Planning & Design joining renowned design studios, high growth tech firms, award winning theatre companies and filmmakers.

Proximity to the train station also affords easy access to both the group’s main office located in Derby city centre, and clients nationwide.

Leading the Sheffield office will be Michael Bamford. A chartered town planning consultant, Michael started with Planning & Design in 2015 and carved out his early career with the group. Having left the company in early 2018 to work with a National Consultancy based in Sheffield, he returned to Planning & Design this summer and takes the lead on the operation of our Sheffield Office.

Transferring from the Derby office to join Michael will be Graduate Planner Harry Capstick. Having completed his undergraduate degree in Town Planning and Geography at Sheffield Hallam University, he initially joined the team in June 2017, where he completed a 6-month work placement. Upon finishing his degree, Harry re-joined the team in July 2019.

As well as both Harry and Michael having worked and studied in the city, Planning & Design also has a close connection with Sheffield, having long maintained an office in the city and with numerous clients and projects in the region.

“The Sheffield City Region provides real opportunities for growth and development. The city has close links with the Peak District National Park and a long history of high tech engineering. We are excited to be opening a larger office in the city to meet the demand for town planning and architecture. The Region is forward thinking, it is looking for sustainable growth and is open to meeting the challenges of Climate Change and Brexit.” says Jonathan Jenkin, Managing Director of Planning & Design.

Comprising town planners, architects and architectural assistants the staff at Planning & Design bring a wealth of experience from a range of backgrounds and various parts of the UK. Our planners have worked in the public & private sectors, and have excellent working relations with Local Planning Authorities. Our team of RIBA Chartered Architects and Architectural Assistants have a wealth of experience working with homeowners, developers and the public sector.

“We are looking forward to welcoming existing clients to our new home in Sheffield, and to creating new relationships in the city, and across the region, says Michael Bamford.

“Sheffield is home to a rich architectural heritage, with iconic developments such as Park Hill as well as innovative urban renewal, as demonstrated by developments such as can be seen at Kelham Island and at the Workstation. We are looking forward to being a part of Sheffield’s future development.”

Please contact Michael 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.

Photo (L-R): Harry Capstick, Richard Pigott, Jonathan Jenkin, Michael Bamford, Jon Millhouse.

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.

The Planning System and Covid 19

The Impact of the Budget & Planning

The Importance of Good Architecture

Everton stadium plans ‘a risk’ to Liverpool UNESCO status?

Extending Walnut Cottage

Meeting housing Needs in Wirksworth

Approval secured despite negative pre-application discussions

Yorkshire’s tallest building coming to Sheffield?

Planning Design invests in Sheffield

Factory Extension Planning Amendment – C.W. Fletcher

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