Heritage update winter 2024

Heritage Update Winter 2024

Our Director Jon Millhouse, both a Chartered Town Planner and a Full Member of the Institute of Historic Building Conservation, brings us his winter 2024 Heritage Update on several of the interesting heritage and conservation projects that are happening in Derbyshire and those that we are currently working on.

This past year has seen the heritage team go from strength to strength securing some positive outcomes for clients working on complex heritage projects. We are fortunate to work in areas which contain a wide variety of historic buildings and landscapes. Our Derby office is situated within a well-preserved Georgian area of the city, that forms part of the Friargate Conservation Area, and within the grounds of the former Derbyshire County Jail.

Designed by Francis Goodwin, the Derby County Jail at Vernon Street opened in 1827 and was claimed as being “one of the most complete prisons in England”. It cost £66,227 to build, an enormous sum in the day, equivalent to around £7 million today. The building remained in use as a jail for around 100 years with executions regularly taking place, until the last public hanging in 1909.

Falling out of use as a prison following the First World War, in 1929 it was demolished, with only the imposing façade and boundary walls remaining. There then followed a 55 year period of use by the Preston Greyhound Racing Association Ltd, a regular part of the entertainment scene for the people of Derby.

At the other end of the spectrum, our Sheffield office is situated within the iconic Park Hill complex, one of the country’s best examples of 20th century Brutalist architecture and the largest listed building in Europe. Built between 1957 and 1961, following a period of decline, the estate is being renovated by developers Urban Splash. The renovation was one of the six short-listed projects for the 2013 RIBA Stirling Prize. The archetypal architecture of the site means it has featured in the films, This is England ‘90, a recent series of Doctor Who, lyrics by Sheffield band Pulp and in the award winning musical “Standing at the Sky’s Edge”, featuring songs by Sheffield’s Richard Hawley.

Heritage Update Winter 2024 Park Hill Sheffield
Park Hill, Sheffield

Cromford Mills, where Planning & Design also have an office, is one of the world’s foremost sites of industrial heritage. Built in the 18th Century by Sir Richard Arkwright the works were the first water-powered cotton-spinning mills in the world, and were at the spearhead of the Industrial Revolution. They now form part of the Derwent Valley Mills UNESCO World Heritage Site.

The Arkwright Society who manage the site has recently secured £379,000 from funders including the Rural Community Energy Fund, The Wolfson Foundation, Severn Trent Community Fund and Derbyshire County Council, to help bring waterpower back to the site.

The historic site, which played a pivotal role in shaping the Industrial Revolution as the first successful water powered cotton spinning mill in the world, has embarked on a project to install a new water wheel, hydro turbine and water source heating system. By utilizing the original water course, this system is expected to generate approximately 20 to 25% of on-site electricity.

In September Hydro power was on the agenda for the Peak District Business networking event held at Masson Mill Matlock Bath around the corner from Cromford where our heritage team learned about Derwent Hydroelectric Power Limited (DHPL) investment in the site which has long been powered by its own hydroelectric turbines, with any surplus fed into the National Grid the new owners spoke about their plans to capitalise on that position with proposals to improve its generating capacity and create new visitor facilities.

Further down the Derwent regeneration specialists Wavensmere homes are also harnessing Hydro power at their development on an old factory site at Milford Mills, which is situated on the A6 between Duffield and Belper. The 4.7 acres industrial heritage landmark will be transformed into 69 properties comprising one and two bedroom apartments and two, three and four bedroom homes. It is great to see that lessons from the past can be utilised for powering homes of the future.

Working for our client, Clowes Developments, we were pleased to secure planning permission allowing the refurbishment of the Royal Exchange Buildings in Derby city centre.

A Grade II Listed property, the Royal Exchange Buildings, are located in a Conservation Area on Victoria Street in Derby’s city centre and have played a significant part of the city’s history. Clowes Developments are embarking on a project to refurbish the existing offices on the third floor, which has led to the submission of a Listed Building application. The upcoming refurbishment, guided by careful planning and conservation efforts, aims to preserve this historic gem while ensuring its relevance in the modern era. By balancing the needs of the present with the importance of the past, the Royal Exchange Buildings will continue to be a cherished part of Derby’s heritage for generations to come.

PDP_Royal Exchange Buildings
The Royal Exchange Buildings, Derby City Centre

This past year has seen the team tackling more complex projects which have to abide by the International Council on Monuments and Sites (ICOMOS) guidelines. This is because these projects lie within the DVMWHS and require a higher level of Heritage Impact Assessments.

One such project was with Chevin Homes and their plans to convert and refurbish St Matthews House a Grade II* former school in Darley Abbey. The building is an architectural gem with an imposing classical façade containing a John Whitehurst clock. It was an early example of a purpose built school provided by the Evans family for their mill workers children A highly sensitive and important building it was crucial that changes proposed, so that the building can remain in use, are able to happen yet still enhance and reveal its heritage significance. We work closely with the councils conservation teams and Historic England to ensure that a good outcome can be found.

St. Matthew’s House, Darley Abbey

Having gained planning permission for Meadowview Homes to build 64 homes on the site of the former Glapwell Estate and hall, we have continued to work with our client on reintroducing a formal garden setting as part of the development which will contain public art, unique garden features, and a children’s play area for residents to enjoy and to link up the site to surrounding parts of the village. The public art element will be in three separate areas across the site, with a distinct design theme running through them to bring cohesion to the pieces. Meadowview Homes chose an award-winning dry stone waller Andrew Loudon who uses local materials and themes that reflect the community. He is working in collaboration with CB Arts Chris Brammall one of the leading metalworkers in the UK and responsible for the sculpture on the Chesterfield roundabout. The project was recently the subject of a feature in Derbyshire Life magazine.

Public art is also featuring at another Meadowview homes site in Stretton North Derbyshire where permission to install a bench with heritage interpretation of the nearby Roman road ‘Rykenield Street’ as part of its design is being sought.

Glapwell Nurseries
Public art at the former Glapwell Estate. Image: JSO Architectural Visualisation

The heritage team at PDP helped to inform development proposals at Middleton by Wirksworth for our client Woodhall homes ensuring sensitive designs, reflective of their historic context which was key to securing planning permission. Middleton is a delightful old lead mining village nestled in the Derbyshire Dales hills. We worked closely with Woodhall Homes and their architects to devise a bespoke design befitting of the location; one of the largest housing developments to be approved in the Dales in recent years.

Planning permission was secured for a barn conversion in Ible located within the Peak District National Park which comprised of a number of historic buildings including traditional stone and brick farmhouses, converted barns and more modern agricultural buildings. The application was accompanied by a comprehensive Heritage Report which outlined the significance of the barn which helped inform the Local Planning Authority in their assessment of the application. The barn makes a positive contribution to the landscape and the special qualities of the Peak District National Park. The retention and preservation of the building was therefore important consideration given that it is no longer in agricultural use and is slowly falling into a state of disrepair. The application proposed a new use for the barn which consequently would secure its long-term future.

Barn conversion, Ible in the Peak District National Park

Appeal triumph when planning permission was granted for a new access with entrance fencing and field gate and associated landscaping and hedge planting at Sherbourne Mill Turnditch, the old access was over a bridge that was subject to flooding. The main issues were the effect the new access had on the setting of the Grade II Listed Buildings known as Sherbourne Mill and Sherbourne Mill House; and the effect of the development on the landscape character of the area.We argued that there were considerable benefits that together outweigh the less than substantial harm to the designated heritage assets of which the planning inspector agreed.

Our heritage team also assisted with the successful outline planning application for the erection of up to 25 houses on Belper Road Ashbourne. The main issues were landscape impact and impact upon the character and appearance of the area and the impact on the Grade II Gate Farm, and 18th century farmhouse and attached farm buildings. With our in-house architectural team we devised a sensitive design approach which aims to assimilate with the local context.

We also enjoyed success at appeal when tasked with writing a Statement of Heritage Significance for owners of The Toll Gate House on the outskirts of Ashbourne to aid with planning permission for a home to be built on land they own adjacent to the property. You can read more about that project HERE.

This year has also seen the heritage team expand their geographical coverage. We worked further afield on projects in Staffordshire, rural Barnsley and at the Cannon Hall Estate in South Yorkshire and in the Victorian seaside town of Filey.

Jowett House Farm, Cannon Hall Estate

For updates on these projects and more information on all things planning and architecture related, as well as expert advice and opinion, sign up to receive our free Monthly Newsletter.

To discuss how we can assist with your own heritage project, please don’t hesitate to contact us on 01332 347371 or email enquiries@planningdesign.co.uk.

Approval (discharge) of planning conditions process

Discharge of Planning Conditions HIgh Peak

Chartered Town Planner Andrew Stock outlines the discharge of planning conditions and explains the impact that they may have on your development.

Congratulations!! You’ve received planning permission for your development.

However, do not assume that you can start building tomorrow. On the one hand, you may need to seek building regulations approval, and on the other, discharge of conditions will most likely apply.

Planning conditions are often applied to the grant of planning permission which can limit and control the way in which the planning permission must be implemented. Conditions may be imposed on the grant of planning permission for regulating development or use of any land, limiting works on the land to ensure the development can be approved through meeting specified requirements set out by the relevant local planning authority.

You will be required to detail how you intend to meet the conditions (e.g. the materials you will use) or provide supporting information to demonstrate compliance (for example a traffic assessment). This will allow for the local planning authority to approve the conditions (this is also known as ‘discharging conditions’). A single application can cover any number of conditions from the permission.

The discharge of a planning condition involves a formal application process where details relating to an approved development can be considered and a decision made on their acceptability.

The local authority should discharge conditions within 8 weeks. This begins when the Local Planning Authority accepts the application as valid. If no decision is made within 12 weeks, then the local authority must return the fee to the applicant.

An application for Approval of a Condition will cost:

  • For householder development: £34
  • Any other development type: £116

This does not apply to conditions on listed building consents, only planning permission.

Planning & Design Practice Ltd has extensive knowledge on the preparation, submission and management on the discharge of conditions process.

If you would like us to guide you thought the planning process from start to successful finish, please do not hesitate to contact us on 01332 347371 or via email at enquiries@planningdesign.co.uk.

Fighting with the Green Belt

Green belt

Always an emotive topic and one that our main political parties are using to fight the housing crisis and win over the electorate, our Heritage Consultant Ruth Gray looks at the history, purpose and future of the Green Belt.

The Green Belt is an emotive topic and one that our main political parties are using to fight the housing crisis and win over the electorate. Back in 2020 The Heritage Alliance stated:

‘Government data shows that there has been a 62% increase in the loss of greenfield Green Belt land since 2013, with 315 hectares lost in 2016/17 alone. The National Government should develop clear guidance for local authorities on housing requirements to protect designated land, support the creation of new Green Belts where local authorities have established a clear need for them and ensure departments work together to direct economic and housing growth towards areas with capacity for redevelopment on brownfield sites. This will protect a significant proportion of our nature reserves and our valuable natural heritage.’ 1

The nineteenth-century precedents for the greenbelt, (also at the time called ‘the agricultural belt’) include the 1837 plan for Adelaide attributed to William Light, and James Silk Buckingham’s scheme for a model town. The agricultural belt was promoted by the early Garden City movement. The agricultural belt was intended to give a precise edge to the town, provide fresh air, act as a buffer from surrounding communities, and be used for the production of food. Economically, it was a way of limiting the growth of the town, of controlling land speculation on the edges of the town, and of stabilizing the value of land in the surrounding agricultural area. 2

Green Belt
Going, going, gone: ‘The March of Bricks and Mortar’, by George Cruikshank, 1829.

From the concept of the agricultural belt arose a whole host of new green models that have that informed twentieth-century urban design: greenbelts, green wedges, greenwebs, green corridors, and greenways. But it is the greenbelt that receives the most attention and is integral to many political debates. The Metropolitan Green Belt around London was first proposed by the Greater London Regional Planning Committee in 1935. The Town and Country Planning Act 1947 then allowed local authorities to include green belt proposals in their development plans. In 1955, Minister of Housing Duncan Sandys encouraged local authorities around the country to consider protecting land around their towns and cities by the formal designation of clearly defined green belts. The Green Belt we know today has remained largely unreviewed throughout the post-war era. 3

William Lights Plan for Adelaide

Today the Green Belt has become a bit of a political football between the two main parties and a recent government survey found that there is considerable misunderstanding about the purpose and function of green belt, including that people often conflated Green Belt and green fields, and overlook its original purpose having been to keep urban areas apart. 4 Recent proposals to change the planning system within the ‘Levelling Up and Regeneration Bill’, have some commentators arguing that the need for housing will only be met if development takes place on the Green Belt. As things stand, local councils decide their own housing requirements while considering local needs and whether building on the green belt is necessary. The Governments Research Briefing released on 7 February 2023 states:

‘The Government has proposed amending the NPPF to make clear that local planning authorities “are not required to review and alter Green Belt boundaries if this would be the only way of meeting [housing] need in full”. It has also suggested that National Development Management Policies, which the Bill would introduce, might include protections for Green Belt land.’ 5

Sir Keir Starmer has said Labour would give English councils more powers to build on green belt land to boost housing. However, he said construction would only take place where it does not “affect the beauty of our countryside”.6 Housing targets will come back under Labour but expect to be relaxed under the Conservatives. The current Conservative government are under pressure from their backbenchers to protect Green Belt from further development whilst Labour plan to increase powers to build. More power to local authorities and residents over development are being promised by both main parties. Either way the green belt is set to be the focus of much debate in the run up to the general election.

It is no doubt a complex process to consider development within the Green Belt however, Planning & Design are experts in assisting property and landowners with planning enquiries so please do get in touch on 01332 347371.

Ruth Gray, Heritage Consultant, Planning & Design Practice Ltd

Saddle up for equestrian success

Equestrian Success

Planning & Design Practice is pleased to announce that planning permission has been secured for use of an existing stable block and equestrian facilities as a livery yard for up to 5 horses in addition to the existing private use of the facilities.

The application site currently comprises equestrian land with a stable block, canter track, menage and associated lighting for private use. These facilities were completed in 2022 to provide horse riding and livery facilities for the applicants and their family. However, the applicants have had many requests from close-by horse owners for use of their livery and equestrian facilities. Therefore, the approved permission will make more efficient use of the site, which is currently underutilised as the residents are often competing away in the evenings and on weekends.

We understand that the proposed use of the equestrian facilities would not be essential to the rural economy, but it would be otherwise appropriate in the countryside given that the keeping of horses is an appropriate rural pursuit. In line with local plan policy SP8, the development provides facilities for the use of the general public or local community close to an existing settlement and creates a new business appropriate to the countryside.

There will be no adverse impacts on highways safety, flood risk, heritage assets or the amenities of surrounding occupiers and no other significant planning issues have been raised by the proposal.

Despite what is often thought about the limitations of rural planning policy, there are many routes homeowners, landowners and farmers in rural areas can take in order to secure new development. We have vast experience of working on rural projects including equestrian development, barn conversions and tourist accommodation.

If you are looking to secure planning permission for a property or business please call us on 01332 347371 . We provide an initial no obligation consultation and can help you make the right decision.

Megan Askham, Planner – Planning & Design Practice Ltd.

Retrospective permission secures retaining wall

Retaining Wall

Planning & Design Practice are pleased to announce that retrospective planning permission has been secured for the erection of a gabion retaining wall in the Derbyshire Dales. The wall will strengthen an unstable sand bank that surrounds the property to the north west perimeter. The wall was initially built without planning permission and an enforcement notice was served to the applicant. Planning & Design then put together an application to ensure the wall would be lawful.

The sides of the quarry needed stabilising to prevent land outside the applicant’s ownership from slipping into the small sand quarry, where the dwelling was situated. The wall was retained within the curtilage of the dwelling and remained hidden from public view. It could not be seen from the highway due to an earth bank that forms part of the wider quarry walls.

The retaining wall consisted of gabion baskets that would support the old sand quarry walls, allowing water to drain through to the porous ground effectively. The development of the retaining wall represented a necessary engineering operation that would protect the dwelling from any potential risks that may occur due to the change in ground levels, that are to be expected from a quarry face.

Paragraph 184 of the NPPF states that when a site is at risk from land stability issues, it is the duty of the landowner to address these concerns. In order for the dwelling to not be at constant risk from the precarious nature of the steep incline, the retaining wall was required.

The resulting gabion retaining wall is neatly contained within the curtilage of the dwelling and cannot be seen from the surrounding area due to post and rail fencing running along the site boundary. The wall does not visually protrude into the wider landscape and does not impact negatively on the amenity of neighbours. This was an important factor as the dwelling was situated in close proximity to a Conservation Area.

Planning & Design Practice Ltd is a multi-disciplinary team of Charactered Town Planners, Architects, Architectural Assistants and Heritage Specialists. Gaining planning permission is a key step in almost any development. We can take a project through from inception to completion, but we also offer the flexibility to engage a client’s own architects and provide a planning service, whilst our design team can also work with clients who have engaged other town planning professionals.

Planning & Design Practice Ltd are well versed in researching and understanding local Council’s policies to ensure the best possible case if put forward for our clients.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.

Shaun Hyde, Planner, Planning & Design Practice Ltd

Delayed and dismantled – Sheffield Shipping Containers run aground

Shipping Containers

In November, an article surrounding the changes in Sheffield’s nightlife economy was published, looking at the growing variety of events, mixed-use spaces and quirky developments being experienced by those visiting Sheffield city centre. Since then, one of the main developments mentioned, the Steel Yard Shipping Containers, has been closed and is being dismantled due to a series of controversies, a lack of profit and Council errors in the erection of the containers.

The previous article detailed the optimism and excitement we felt for this the new, mixed-use, alternative development in the city centre. Steel Yard planned to utilise steel shipping containers to ensure sustainability – steel being synonymous with the city and a more sustainable alternative to brick and cement. It was envisaged that the development would boost the regeneration of the Fargate area with initial investment into the development intended to help the recovery of the post-pandemic economy in the city centre, driving footfall and providing a boost to the night time economy.

Consisting of eight units, the pop-up spaces would help independent businesses gain a foothold and raise their profiles within the city centre, together with introducing green infrastructure, outdoor seating, food vendors, a sports bar and much needed city centre public toilets.

However, the development was hit with controversy. The opening was delayed by 3 months, from July 2022 to October due in part to the discovery of underground water pipes on the site. This exacerbated existing problems. There were unplanned relocation costs to maintain sewer access, which raised total costs to £420k from the original £300k. Additionally, the council were spending £17k a month on top of £10k to cover fuel and hire a generator because mains power cables were removed. This led to further building work being paused, unfilled units and the bar on the first floor never opening. By early 2023, businesses were told they had less than 3 weeks left to trade as the whole park was to be closed by January 30th.

In light of the decision to dismantle the Steel Yard Shipping Containers, the Strategies and Resources Committee at Sheffield City Council are discussing three options for the future of the containers, including; relocation to an area near the Sheffield Train Station, reuse within the community or sale of the units. With the dismantling of the containers expected to take until March to complete, organisations will be able to submit an application for the future of the units ahead of the Council’s decision on the proposals in April. The preferred option for the containers is for use within the community, with a recommendation to move them to a city centre park to provide public toilet facilities and a café. This will allow local community groups to improve facilities and improve a local park to create a longer-term positive use for the city.

The dismantling and removal of the Shipping Containers will make way for the £15.8 million revamp and redevelopment of Fargate as a whole. This focusses on renewing and reshaping the city centre in a way that drives growth, improves experience and ensures future sustainability. This will be completed with funding from the Future High Streets Fund to implement landscaping, green planting, seating areas and landscaping.

We look forward to watching how Fargate can develop into a sustainable, enjoyable and transformative landscape within the city centre, as well as discovering the positive future for the relocated Shipping Containers.

With an office at Park Hill we have a close connection with Sheffield with numerous clients and projects in the region. Please get in touch for advice on any planning issues or potential projects.

Section 73 Planning Success

Development Consultants

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

Building regulations

Building Regulations

We are pleased to be able to say we have been granted building regulations approval for two projects. The first being a barn conversion forming an extension to a dwelling, dealing with the complications caused by insulating solid walls and turning a space not designed for living in, into a comfortable dwelling extension. The second being a stone extension to a traditional dwelling in North Derbyshire where careful consideration was required to ensure the proposed roof structure worked alongside a complicated existing structure.

Understanding Building Regulations

Building regulations are a key set of guidelines and standards that all the vast majority of construction projects within the United Kingdom must comply with. These regulations cover a wide range of issues; including fire safety, energy efficiency and accessibility, ensuring that all buildings are safe, somewhat energy efficient and fit for purpose.

It is essential for clients to understand the importance of building regulations and to work closely with their architects to ensure that their construction projects meet all the necessary standards. Compliance with building regulations not only ensures safety and accessibility, but it can also lead to cost savings in the long run for the client, by making the property more energy efficient. It is worth noting that the energy efficiency standards set by UK building regulations should be taken as minimums and not a target.

Finally, it’s important to take into account that not having building regulations approval can make it difficult to sell a property and will certainly negatively impact its value.

In summary, building regulations play a crucial role in ensuring the safety, energy efficiency, and accessibility of buildings in the UK. Compliance with these regulations can bring financial benefits to the client and end user and it is crucial for clients to carefully consider how their project will comply with building regulations when planning out their own projects.

Here at Planning & Design Practice we can take care of your own construction projects, all the way through from the first planning appraisal to the completed projects sign off. This would be done with the help from our team of Chartered Town Planners, RIBA registered Architects and Architectural Technologists, ensuring that planning, design & technical details are all professionally handled from the very beginning of your project.

For a no obligation consultation to discuss your project, please contact us on 01332 347371 or email enquiries@planningdesign.co.uk.

2022 – the year in review

About us

As the year draws to a close and the holidays approach, our Director Ricard Pigott looks back to review what has been an interesting year, and looks ahead to the opportunities of 2023.

Review 2022

The annual rush to get things submitted and completed before Christmas at Planning & Design Practice has for us this year been punctuated by an unusual distraction in the form of the football World Cup. I have to admit that I was supporting Argentina in the final largely because of their universally loved number 10. Lionel Messi retired from international football in 2016 because of a catalogue of ‘painful’ failures but he was tempted back and managed to win the big one at the 5th time of asking. I think one of the key lessons from that victory was that if you keep persevering and ‘doing the right things’, anything is possible if you work as a collective and have strong leadership.

Which brings me to one of the issues of the day, Climate Change. Progress on reducing the UK’s carbon emissions appears slow, largely because local and national policies and government action appear to be out of step with public opinion. A YouGov survey has found that 80 per cent of people in the UK support regulations making solar panels mandatory on new-build houses (only 9 per cent oppose this). The survey also found that 66 per cent believe that battery storage should be included in new homes to increase the efficiency of solar panels while 60 per cent want to see heat pumps included in all new-build homes, with just 17 per cent opposed. MCS Charitable Foundation, who commissioned the survey, argue that unless a requirement for all new-build homes to have solar panels, battery storage and heat pumps as standard is included in the government’s Future Homes Standard, carbon targets will be hard to meet. And who can argue with this? If housebuilders know that these measures are mandatory they can be factored into costs from an early stage, safe in the knowledge that they are delivering a superior ‘product’ that is better adapted to meet our future needs.

It is encouraging to see that the moratorium on wind power seems to be coming to an end after more than a decade when it has been nigh on impossible to get planning permission to erect an on-shore wind turbine. You can read more about that HERE.

When it comes to retrofit and home improvements, the system is also out of step with the views of ordinary people. An article in the Architects’ Journal in February summed it up perfectly: “Rules governing listed buildings prevent us from upgrading single glazing on homes – completely bonkers when you consider our uphill struggle to sustainably retrofit the UK’s existing housing stock. We have removed the common sense factor in determining planning decisions; the idea that the natural state of a window would outweigh the need to reduce a building’s carbon footprint is perplexing.”

At a local policy level, whilst some local planning authorities are adopting their own supplementary planning documents or reviewing their Local Plan policies on tackling climate change, we feel that they could go further to raise standards. It remains a very important issues for local councillors, reflecting the public mood.

The requirement to achievement Biodiversity Net Gain (BNG) on all developments larger than householder improvements is now becoming a reality and will become law from November 2023. BNG is an approach to development, and/or land management, that aims to leave the natural environment in a measurably better state (at least 10% better) than it was beforehand.

However, there remains uncertainty about how exactly this should be secured in instances where it can be achieved on site and even more uncertainty about how it can be achieved where net gain needs to delivered off site. The availability of offsite land to deliver BNG requirements appears to be a challenge but an even greater concern appears to be whether Local Planning Authorities have an appropriate administrative resource and skillset to deal with BNG in a timely manner.

For Planning & Design , we have had another year with many proud achievements for our clients and more details can be found on the News page on our website. Particular highlights include helping to provide a significant boost to rural employment opportunities in the Derbyshire Dales, planning permission for a new wedding venue in South Derbyshire, securing the change of use for a Derby drinking landmark, ongoing success in delivering Class Q barn conversions, and being recognised as an RIBA chartered architectural practice. All this in a year in which we celebrated our 20th Anniversary in providing town planning services, architectural expertise and specialised heritage advice.

We are delighted to have continued to work with a diverse range of clients including landowners, existing business owners, farmers and other architects including Matthew Montague, John Smedleys Ltd, Chevin Homes, Derby and Burton University Hospitals Trust, Evans Vettori, Derbyshire County Council, Elvaston Castle and Garden Trust, Callow Hall – Wildhive, Meadowview Homes, and Microsoft Rare Ltd.

In Derby we have got used to being largely back in the office again after 2 years of hybrid working and we can also celebrate another successful year for the Sheffield office which resulted in a move to the iconic Park Hill development, the Grade II* listed set of buildings overlooking the city.

Looking towards 2023, I can only hope that local planning authorities and other key organisations within the planning system can be better resourced as we are finding that 8 and 13 week determination deadlines are becoming increasingly meaningless. Reduced funding and a loss of senior staff has inevitably led to a gap in training and expertise, which in turn leads to longer application times and delays in the development process which has knock on effects for jobs, the economy and the environment. We are doing our bit at Planning & Design to develop our own talent by taking on graduates, sandwich year students and apprentices, and this has always been the approach taken by our long time MD and founder, Jonathan Jenkin, who is retiring at Christmas. We are very sad to see Jonathan hang up his scale ruler but wish him all the best in the future.

All that remains for me to say is that we will continue to strive for ever more sustainable development and hope to see many of you in person over the next 12 months. I would like to wish you all a very Merry Christmas and a Happy New Year.

Richard Pigott, Director, Planning & Design Practice Ltd

Planning – A beginners guide

PDP_Planning

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

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