PlanningDesign Archives - Planning Design Ltd

Chelsea town houses collapse forces evacuations

29th November 202216th November 2020 by Gary Stringer

The collapse of two listed Chelsea town houses worth over £16m (with no casualties) made me think about why it happened , the build quality of Georgian houses and the hurdles facing the developer to get the re-building/new building approved and the work re-started.

The BBC article suggested a link between the collapse and the digging out of the basement. This is uncertain although the collapse was limited to the two houses and the party walls with other properties remain intact. The collapse was therefore limited to the area where the basements were being dug.

Getting a good builder in London is difficult and building in London is expensive. Clearly something went badly wrong in the management of the site and the working methods being employed.

Georgian buildings were not subject to building control and the level of inspection during construction is unknown. Georgian houses are often poorly built and the structures are often weak. The flank walls and the rear and front walls are sometimes not keyed in and cross wall supports are not always in place where they are needed. Sometimes the weight of an upper floor and walls is supported on thin timber lintels, which rot or become weakened. If you have a weak structure and you then undermine it, it is perhaps not surprising that it would then collapse.

The properties were so damaged in the collapse that the houses will need to be re-built and cannot be renovated. This means a fresh planning application before re-building can start. It also means a completely fresh listed building application.

The council has a number of options. Being listed they could insist that the properties are re-built as an exact copy of what was previously there and had planning approval. Secondly they could require the front façade to be re-built as it was with all its decorative features but with a completely new back to the building. The third and most radical option would be to allow a high quality contemporary pair of houses be built, buildings that would be a fitting replacement for those that have been lost.

With a fresh planning application comes a Community Infrastructure Levy cost which would not have been applicable in the conversion of the original building (but could be applied to the agreed basement extensions). This will cost the developer significantly more.

In terms of time and effort, the second option is likely to best meet the developer’s aspirations. The building would retain its Georgian appearance and therefore its value but the internal layout and spaces could be radically different allowing future occupiers to tailor their individual needs and in doing so, add considerable additional value. The buildings would be listed as part of a group and they would maintain the appearance and character of the conservation area. The rear elevation could be very contemporary and this could add to the sense of place and there would be a small gain in conservation terms if the rear elevation design and execution was both appropriate and high quality.

The third option would be the most difficult to pull off. The collapsed buildings are part of a terrace and the pair provided a central feature in the terrace.

The fact that they were different is the starting point for a contemporary alternative. To be confident in the new design the council would want the design to be peer reviewed so that it gained the support of key architectural groups and the architectural establishment. It is likely therefore that the architect would have to be well known or was a young aspiring architect or practice with a rising reputation. With an innovative and interesting approach the new design could provide two listed buildings for the future but to achieve this will requires a great architect and a great design, a willing owner, good finance and the support of the council and conservation organisations.

In that context, converting the existing buildings was a far easier prospect. If the buildings were fully insured during the building works and the building company was fully indemnified then re-building could take place and be funded. If it was not, getting back the losses will be difficult and it may be many years before the terrace is restored.

Jonathan Jenkin, Managing Director, Planning & Design Practice Ltd

Main Image: PA Media

Derby City Centre – Assembling the options

30th November 20222nd September 2020 by Gary Stringer

The Covid-19 pandemic has exposed the weakness of Derby City centre. As a second order centre it does not attract out of town shoppers or tourists as a centre for retail spending because the offer is not top end, it cannot compete with nearby Nottingham or on-line shopping and out of town retailing. Whilst Derby district centres thrive, its town centre fails. The loss of office jobs to Pride Park, the closure of retails chains and the banks and businesses such as solicitors relocating to Pride Park has left large parts of city centre buildings empty.

Intu has also crashed and has gone bust. The centre remains open with the support of Intu creditors but it now has many empty units and key anchor tenants including Debenhams remain only by the grace of their creditors. Indoor events venues including the cinema and bowling/golf are not viable at the moment because of Covid-19.

Derby City Centre needs to be regenerated. This needs to be a combination of small scale organic refurbishment with small scale specialist shopping together with larger schemes. Radical changes are needed to the financial structure of the city centre. This means a radical change to rent and rates and we need to value the city centre and see it’s potential. There is more long term investment in buildings and structure in the city centre than anywhere else in Derby. To let the city centre continue to deteriorate is to throw away 300 years of investment for short term values and entrenched interests who do not value Derby or its people.

To bring the city back to life absent landlords need to re-think their expectations and their approach to city centre buildings. For too long absent landlords (often Pension funds) have used commercial buildings as part of their portfolios. Their value is based on their financial return and past rents are now unrealistic and this is creating high vacancy rates. To lower vacancy rates it will need a major revaluation and a significant drop in rents. By lowering rental values drastically; rents become affordable to a wider range of operators and small businesses.

Secondly Derby City Centre should re-think its enterprise zones. No longer should Infinity Park be the locus for a rates free environment, it should move to the city centre. It is unfortunate but Infinity Park has failed. Business does not want to locate there. The city’s priority should change and the city council should use the Enterprise Zone in a more effective and creative way by moving it to the city centre. A low rent, rates free city centre would re-invigorate the heart of the city.

Landlords would look at the whole of their buildings not just their ground floors. Schemes to house people, to refurbish upper floors would become viable and necessary, as each part of a building would make its contribution, not just the value of the ground floor operation. It would allow a wide range of tenants to take over premises, including small specialist businesses, housing associations and residential tenant groups. It would create greater diversity and variety. It would also help promote the arts and create spaces of artists and studios.

The city should also look at all its buildings including the Assembly Rooms. Are the ceilings really going to fall in? Could the building not be re-used by a wide variety of small businesses and even as accommodation? Why knock down a serviceable building? The decision to knock the building down seems to be based on not being able to keep it as the Assembly Rooms, but what else could it be used for? Other options do not seem to have been explored and if it is knocked down, how long will the scar remain to disfigure Market Square. Look at Becketwell, it has been an eyesore for over 30 years and the damage it has done to the image of the City Centre has been significant. To do the same in Market Square would be horrifying.

With climate change we need to use the buildings we have, not knock them down. Build a new entertainment venue in Becketwell by all means, but save and re-use the rest of the city centre, re-pave Market Place and with a re-purposed Assembly Rooms create a radical and exciting future for Derby.

Jonathan Jenkin, BA(Hons) BTP MTRPI, Managing Director, Planning & Design Practice Ltd

Key extension granted for John Palin Grocers

30th November 202214th July 2020 by Gary Stringer

Planning & Design Practice Ltd were delighted to receive planning consent for a new industrial unit on behalf of whole sale grocers, John Palin Limited at Brookfield Industrial Estate, Tansley. John Palin have grown significantly since starting business as grocers in Derbyshire over 150 years ago, from the humble beginnings of selling from a horse and cart, it is now established itself as one of the largest independent wholesalers and distributors of fruit and vegetables in the country. The extension forms part of a wider refurbishment of the existing buildings, helping to increase much needed capacity for frozen produce. The proposal, a steel framed building, will house a new potato peeling line.

The application encountered difficulties, with the adjoining public footpath differing from the legal right of way. After liaison with the relevant consultees, it was considered that the proposal would indeed enhance the footpath by provision of a new pedestrian walkway.

The Council agreed that the proposal was acceptable when viewed within the context of the existing area (which is dominated by commercial uses), and its designation within the Local Plan indicating that the area has capacity to accommodate new development without detriment to its character and appearance.

John Palin have worked tirelessly over lockdown as key workers, delivering essentials to the shops, care homes and hospitals. We wish them well and look forward to seeing the development take place.

Planning & Design have a wealth of experience in designing and securing planning permission for commercial projects.

We can support your development aspirations through the various stages of the planning process, including (but not limited to): feasibility studies, site promotion through the local plan, pre-applications, outline & full planning applications and appeals.

If you are unsure of your site’s potential, we are also able to provide our professional opinion on the planning potential of your property at the outset. Please contact us for more information at enquiries@planningdesign.co.uk or on 01332 347371.

Planning Permission and Permitted Development Rights

6th March 2020 by Gary Stringer

We recently achieved planning permission for a client who had an enforcement issue regarding a garden building they had built. The building comprised of a workshop and a small living space with an en-suite and kitchenette, which was positioned on the western boundary with their neighbour. Normally a modestly sized garden building like this would fall under Permitted Development Rights, however what the client had overlooked was that the erection of such structures is only allowed under permitted Development Rights so long as any part of the building is not cited within 2 metres of the neighbouring properties curtilage.

In order to deal with the enforcement case that had been raised by the neighbour, we prepared and submitted a planning statement. Our argument highlighted the fact that whilst the development sits in close proximity to the adjacent curtilage boundary, by virtue of the buildings layout, height and scale any impact of the building on the amenity of the neighbours was acceptable.

Permitted Development Rights give homeowners a lot of flexibility to alter, enlarge and improve their properties and the land that falls within their curtilage, but it is always worth getting a professional opinion to ensure your development meets all the criteria. Whilst we were able to achieve permission in this instance, it is worth noting that ultimately a Planning Authority have got the power to enforce against any development that contravenes the criteria of Permitted Development, which could ultimately mean demolition!

With offices in Derby and Sheffield we have extensive knowledge about the policies and procedures of individual councils and the approach taken by planning officers and Councillors. Our aim is always to achieve permissions that meets the client brief with a permission that will deliver development.

At the start of any case we will provide an honest assessment of the likelihood of getting planning permission and we will only pursue applications where there is a reasonable chance of success either through the council or via an appeal.

For more information on Permitted Development Rights, securing planning permission or to discuss a specific project please contact us.

Sheffield Council planning jobs under threat?

8th November 2019 by Gary Stringer

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

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

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

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

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

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

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

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

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

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

Matlock looks at Climate Change

28th August 2019 by Gary Stringer

At the Town Council meeting in June Matlock Town Council declared a climate and ecological emergency. There was unanimous support for the motion proposed by Councillor Matt Buckler. The motion is seeking to put in place local actions that can make a difference.

Cllr Buckler said,

“We’ve heard some fantastic examples of things that people have done, but we need everyone to be doing it. To help this we need all of our tiers of government to take action where they can and help those within our communities to do the same. We will work with the District and County Councils, and learn from other good examples from around the country to ensure Matlock is an environmental beacon, as we work towards being a zero carbon town by 2030.”

Are you concerned about Climate Change? Do you want to find out more about what is being done locally? Have you got ideas to share or questions to ask?

On Saturday 14th September the Council are holding a special event, an opportunity to understand the environmental challenges ahead, what you can do to help resolve them day to day and share ideas on the most pressing and important issue of our time.

10am – 2pm
Imperial Rooms, Imperial Road, Matlock, DE4 3NL
FREE ENTRY

Get tickets on the door or book via Eventbrite or Facebook

Jonathan Jenkin, Managing Director at Planning & Design who are exhibiting at the event

“Climate change is going to affect everyone and as architects and planners we are in a good position to use our professional skills and experience to design buildings in locations which will be more robust in facing the challenges of climate change. This means building in locations where there is good public transport where workers or residents can walk to services and facilities without using a car, in buildings which can better cope with climate change because they are highly insulated and are warm in winter and cool in summer, generate energy through solar power, having heating systems which do not use gas, oil or burn coal or wood and use very little energy. It is also important that the building of the future looks good and stay looking good with the minimum of maintenance. Future buildings also will have high levels of natural daylight and can enhance biodiversity by accommodating protected species within the building fabric and providing opportunities for a wide variety of plants and animals to thrive”.

For more information on the event please contact Matlock Town Council on 01629 583042 or via email at enquiries@matlock.gov.uk Facebook: @AllThingsMatlock

PDP study tour to Sheffield

9th August 202121st August 2019 by Gary Stringer

We had a glorious day on a study tour in Sheffield with the team recently, exploring the city and discussing its urban realm. We started the day looking at the iconic Park Hill, which was council housing built between 1957 – 1961 and designed by Jack Lynn & Ivor Smith. The building is in the style of what is known as Brutalism with its harsh concrete forms and large openings and clearly inspired by Le Corbusier’s Unite d’Habitation.

In 1998 the building was grade II* listed, which was controversial at the time as the building was in decline. Since then Urban Splash have redeveloped the site, retaining the structure and principle of streets in the sky, whilst breathing a new lease of life into the development. Whilst we were there Phase 1 was well established with most of the ground floor commercial units let to architects, a nursery, a café and various other office users. The flats have pops of colour brightening up the harsh concrete structure. They are currently underway with Phase 2 which looks very promising.

We moved on through the city towards Kelham Island, a part of the city which has seen a lot of change over recent years from industrial Steelworks to a more hipster environment with new start-up businesses and micro-breweries!

A particular favourite was the development at Little Kelham Street, a zero carbon community with clever hidden car parking and a unique design aesthetic which made us feel like we were in Amsterdam, it also helped that the sun was shining at this point. The Development was master-planned by Sturgeon North Architects and detailed design completed by Baumon Lyons Architects and delivered by Citu. The dwellings are built from SIPs (Structurally Insulated Panels) and have triple glazed windows, their striking appearance is from their cladding materials, alternating between vertical black corrugated, to grey brick bond and then to black large shingles all fibre cement profiled sheeting sourced from Eternit. The development appears to be a great success and it’s a breath of fresh air that the developer was so keen to be sustainable and even encourage the use of electric cars.

Lunch took us to the Winter Gardens and a great meal was had by all in Ego, which was a bright and airy restaurant providing a Mediterranean atmosphere. Unfortunately after lunch the rain struck- a key aspect in any of PDP team building days!

Throughout Sheffield we saw a lot of good quality urban design, they have spent time and effort making details work and included wild flowers in planting beds where in other cities they would ordinarily be extra wide concrete pavements with no purpose or delight.

In the afternoon we looked around the relatively new shopping development which is trying to draw people back to the city and an alternative to Meadowhall Shopping Centre. The street was full of shoppers, however it was noted that this type of activity has drawn shoppers away from the historic City Centre. We enjoyed looking at The Moor Market building designed by Leslie Jones Architecture, on behalf of Sheffield City Council. The building was completed in November 2013 and moved the Castlegate Market to The Moor and was constructed with Glulam timber which brings an interesting aesthetic to the interior and has a brass clad exterior. The entrance is inviting, albeit it only occupies a small frontage on the shopping street.

Overall a great day was had by all and we look forward to seeing what Sheffield brings next…

Derbyshire Life – Constructive Conservation

27th October 202014th March 2019 by Gary Stringer

Chartered Town Planning Consultant Jon Millhouse of Derby-based Planning & Design Practice Ltd, discusses three recent projects at Holbrook, Breadsall and Ambergate, aimed at revitalising historic Derbyshire places in Constructive Conservation written for Derbyshire Life.

Hidden amongst our towns and villages are historic buildings of all kinds. They are important to our sense of history; part of the fabric of our communities. Sometimes, these buildings are no longer required for their original use. They become vacant and run down, and the money needed to restore them cannot be found. Finding a viable use is often key to securing the restoration and long term maintenance of our historic buildings. This is not always easy, however. There are practical and bureaucratic challenges to overcome. Where new uses can be found and new investment stimulated, the outcome can be most rewarding.

Jon Millhouse and his colleagues at Planning and Design Practice have sought to combine planning know-how with creativity and sensitivity to older buildings, in order to devise proposals that would bring about the restoration of a number of historic buildings in the county.

One such proposal is the redevelopment of Highfield Farm at Holbrook. Planning & Design Practice obtained planning and Listed Building consent on behalf of the Trustees of the Strutt Estate, for the restoration and re-use of a 17th century farmhouse and barns, and the construction of a sympathetically designed new house in the grounds.

At Brookside Farm, Breadsall, a delightful old farmstead formerly owned by the Harpur Crewe Estate in the heart of the Breadsall Conservation Area, permission was granted for a re-use scheme involving the restoration of the farmhouse, renovation and conversion of two barns and construction of two new homes alongside.

At the former Ambergate Social Club, which was originally an 18th century farm owned by the Hurt Estate, consent was obtained for the restoration and re-use of an old farmhouse and barn, and the construction of new homes on the site of the derelict social club and car park.

Jon explains the process: ‘The starting point, and my favourite part of the job, is to look at a site, identify all the constraints and opportunities, and come up with an idea – a concept for unlocking the site’s potential.

At Holbrook for example, I was keen to include a new build home in the proposals if possible, to help raise the value of the site and potentially cross-fund the renovation of the older buildings.

I also wanted to include within the proposals the restoration of an outlying barn which on its own was too small for alternative uses, but with a small extension, would make a good holiday let. The next step is to discuss with the local Council how the proposal might fit with relevant planning policies. At Holbrook, we were able to secure the Council’s in-principle support for the extension of the outlying barn (despite the barn itself being situated just inside the Green Belt) by siting the new build element inside the farmhouse garden, and their support for the new house by siting it in a discreet location in place of an ugly modern farm building.

At Ambergate, we discussed with the Council the principle of changing the use of the site from a disused social club to residential accommodation, and the concept of building a short terrace of houses, which we felt was appropriate for the Derwent Valley. The terrace would address the A6 when entering or exiting the village whilst still maintaining views of the old farmstead beyond.

At Breadsall, despite the site being in the heart of the village where new build accommodation is potentially acceptable in principle, we wanted to take a sensitive approach, working with and re-using the existing buildings and carefully inserting some new development alongside, rather than wholesale redevelopment. The old farm had so much character that it deserved a sensitive approach.

I remember a Councillor describing the farm, when the application eventually came before the Planning Committee, as “a little piece of paradise”.

After initial feedback has been received from the Council, we would typically consult other interested groups – Parish Councils, the highway authority as well as carrying out various technical surveys

Once all of this information has been collected, the detailed designs can be begun in earnest’.

Working with historic sites can often reveal interesting nuggets of local history.

Jon explains: ‘At Ambergate, after checking old maps it quickly became apparent that we were dealing with an old farm of considerable age, despite most people who know the site probably only thinking of it as a social club. We then spotted some initials on a date stone, suggesting a connection with the Hurt family – industrialists and major landowners 150 years ago.

‘At Holbrook, we commissioned an archaeological report which uncovered an old floorplan drawing of the barns prepared for the Strutts before they upgraded the farm. It showed how the family were trying to create a type of “model farm”. Some, but not all of their vision was carried out.

‘You then start to appreciate how the history of these individual places links with the history of the wider area. The Strutts were presumably trying to apply their industrial knowhow to farming, in order to feed their mill workers at Belper. Jedediah Strutt was also from a farming family, even inheriting a farm at Blackwell from one of his uncles before he set up his mills.

‘Historic properties such as these can provide a little window into our past. We hope that by facilitating the re-use of such sites, their heritage interest can be better revealed and maintained over the longer term.

‘Constructing new buildings in Conservation Areas, or next to Listed Buildings, is not always universally popular. There are some who would prefer to see such places left untouched. I agree that a balance must be struck, and there are places where new development wouldn’t be appropriate. However, historic buildings can quickly deteriorate if left derelict. Finding a viable use is key to securing long term upkeep. There are many instances where the right type of development can make a positive contribution to the conservation of our heritage.’

Constructive Conservation was originally published in Derbyshire Life March 2019

Derbyshire’s Hidden Architectural Heritage

12th December 202220th November 2017 by Gary Stringer

50 years after the Civic Amenities Act first introduced Conservation Areas, Jon Millhouse highlights some less celebrated but nonetheless notable county treasures, in Derbyshire’s hidden architectural heritage.

Working with buildings across Derbyshire for the previous 13 years, I have come to greatly appreciate our varied architectural heritage. The county’s grand stately homes and picturesque Peak District villages are well known and rightly celebrated, however, it is the more humble and lesser known historic buildings which have often surprised and interested me.

In villages around Ashbourne, for example, I have encountered unassuming brick and tile cottages which on closer inspection reveal medieval origins – ‘cruck’ frames buried in gable walls, box timber frames hidden behind brick facades and evidence of old thatched roofs. I have sipped tea in the kitchens of farmhouses that appear unchanged for centuries – particularly those still at the heart of working farms which have therefore retained their rustic atmosphere.

In Osmaston, Snelston and Doveridge, parkland landscapes and delightful estate buildings survive as a reminder of the grand mansion houses which once graced the landscape.

In Matlock, the elegant Georgian and Victorian terraced houses at Knowleston Place are reminiscent of Bath or Kensington, yet they are tucked away and little known. Climb the cobbled hill opposite Knowleston Place and one reaches ‘Old Matlock’, with its medieval Church of St Giles and grand 17th century Wheatsheaf Farmhouse that evokes an earlier era.

In Amber Valley, the industrial heritage of the former Butterley Company (the iron and brick manufacturers who were responsible for London’s St Pancras Station), is undervalued in comparison to that of the Derwent Valley.

Early examples of company–built worker’s housing and model farms still survive on the firm’s old estate, as well as a 3,063 yard canal tunnel and subterranean wharf beneath its old ironworks at Ripley. There are other unexpected finds in the area, too – the thatch-roofed Moulders Arms public house at Riddings, for example.

I was fortunate enough to work for the Sitwell Estate of Renishaw Hall near Chesterfield for a time, and encountered old mills, cottages and farm buildings discreetly hidden in North East Derbyshire villages.

Built during the estate’s heyday in the 17th century, these buildings appeared to have barely changed in the time since, as the settlements around them grew larger as a consequence of the area’s coal reserves.

The city of Derby is also home to some lesser known heritage assets. Occasional visitors to the city may be familiar with the historic Cathedral Quarter and Georgian Friar Gate, but less aware that several of the suburbs retain historic village cores (Allestree and Darley Abbey for example), or that Derby contains several fine examples of 19th century terraced housing (such as Railway Terrace and North Parade).

This year marks the 50th anniversary of the establishment of England’s first Conservation Area. Defined as ‘an area of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’, Conservation Area designation has proved to be a useful means of protecting the character of historic enclaves within Derbyshire, as elsewhere, and there are now nearly 300 Conservation Areas within the county. The Trusley Conservation Area was designated by Derbyshire County Council on 25th July, 1968 – making it one of the first in England and the first in the South Derbyshire district.

There are also hundreds of individually Listed buildings, as well as the Derwent Valley Mill’s status as a World Heritage Site. Designated status has helped to protect these heritage assets and encourage appreciation of them, which is to be applauded. It is also worth remembering, however, that there are countless other ‘non-designated’ historic buildings of worth, which often get overlooked.

As I have found during the course of my work, there is much within the county to discover and admire when it comes to our hidden architectural heritage.

Jon Millhouse is a Chartered Town Planning Consultant and Director at the Planning and Design Practice, based in Derby and Matlock. He can be contacted on 01332 347371.

Derbyshire’s ‘Hidden’ Architectural Heritage was originally published in Derbyshire Life November 2017