Town Planners Sheffield Archives - Planning Design Ltd

Battersea Power Station reborn

22nd November 202215th November 2022 by Gary Stringer

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

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

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

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

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

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

Jonathan Jenkin, Consultant, Planning & Design Practice Ltd

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

Barn conversion -Class Q explained

22nd November 20227th November 2022 by Gary Stringer

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

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

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

Permitted development (PD) is the right of an owner to develop his or her land within limits prescribed by a piece of legislation known as a General Permitted Development Order. The point of the order was originally to allow minor developments to go ahead without having to go through the planning application process. For example, small extensions to houses and simple changes of use for example changing a pub to a restaurant or a bank to a shop.

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

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

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

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

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

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

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

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

Converting your barn through a Full Planning Application

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

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

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

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

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

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

We have vast experience of working on barn conversions both via full planning and/or prior approval (Class Q) application routes. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371.

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

Enforcement matters….

22nd November 202227th October 2022 by Gary Stringer

Discharge of Planning Conditions HIgh Peak

The enforcement of planning control is often shrouded in mystery. Here, in the first of 2 parts, our Director Richard Pigott, sets out some of the key components of the system and passes on the benefits of his experience in the public and private sectors.

It is first worth clarifying that the carrying out of ‘development’ (i.e. building works, material changes of use or engineering operations) without the benefit of planning permission is not, initially at least, ‘illegal’ but is better described as ‘unauthorised’. ‘Breaches of planning control’ are normally anonymously flagged by the general public to the local planning authority (LPA). In other words, the system is reactive – rarely do LPA’s proactively monitor compliance with planning consents. I say rarely because there was some proactive monitoring of planning permissions at Macclesfield Borough Council (later to become part of Cheshire East Council) where I started my planning career but this ceased a long time ago and I am not aware of any authorities which do it now due to budgetary constraints.

Once a ‘breach of planning control’ has been identified the local planning authority (LPA) will often invite a landowner to submit a planning application to ‘regularise the breach’ – in other words to retrospectively obtain planning permission for development. In these circumstances, the LPA must assess the application in the same way as if it were a proposed development and not let the fact that it is a retrospective application affect the outcome either way. In my experience, whilst officers are usually adept at making this assessment, councillors sometimes find it harder to put this to the backs of their minds and the phrase “we don’t like retrospective applications” is often heard in council chambers.

If the application is approved, that is generally the end of the matter, with consent issued subject to any relevant conditions minus, of course, the usual 3 year commencement time frame. If the application is refused, however, the landowner then has the option to appeal the decision or rectify the breach of planning control (i.e. to correct the unauthorised works or cease the unauthorised use). If neither of the above happens, the LPA must decide whether it is ‘expedient’ to take enforcement action. The question of expediency, and the options that are open to both the LPA and the landowner moving forward, will be discussed in next month’s follow up article.

We are always willing to provide help and advice, and are able to provide an initial consultation without charge. For more information on our services and our team, please contact us on 01332 347371 or email enquiries@planningdesign.co.uk.

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Public Exhibition: Land south of Main Road, Brailsford

28th November 202219th October 2022 by Gary Stringer

On behalf of our client we recently held a Public Exhibition outlining proposals for a development of 90 new homes, plus land for a new medical centre on land south of Main Road, Brailsford, Derbyshire.

The following images show the Proposal in detail, the site itself, the Masterplan and why Brailsford is being considered.

The Proposal:

The Site:

The Masterplan:

Why Brailsford:

For more information on this proposal, please contact Andrew Stock, Principal planner, Planning & Design Practice on 01332 347371 or email enquiries@planningdesign.co.uk

Planning Success with ‘Presumption in favour of sustainable development’ for an edge of town stable conversion in Derbyshire Dales

28th November 202228th September 2022 by Gary Stringer

Andrew Stock in collaboration with the Architectural Team are pleased to announce that planning permission with ‘Presumption in favour of sustainable development’ has been secured for the change of use and conversion of a modern stable building to form a single house in Doveridge, Derbyshire.

The application site has a rather complex planning history, which our new recruit Andrew Stock – Principal Planner, knows particularly well being the Planning Officer who dealt with a number of applications at this site whilst working for Derbyshire Dales District Council.

The application relates to the change of use and conversion of a modern timber stable building constructed in 2014 to a single dwellinghouse. Planning permission had previously been refused for its change of use and conversion to a dwellinghouse in 2017.

***Figure 1:*** *Photograph of the stable building*

The Architectural Team in collaboration with the Planning Team at Planning & Design Practice prepared sensitive scheme which we believed would overall appropriately uphold the character and appearance of the existing building, in line with the Councils strict policy on the change of use and conversion of rural buildings.

It was acknowledged that Derbyshire Dales District Council is unable to demonstrate a deliverable 5-year housing land supply, providing only 4.61 years’ worth of land for housing, as such there is presumption in favour of sustainable development when having regard to Paragraph 11 of the National Planning Policy Framework (2021).

Whilst it was acknowledged that local planning policies do not support the conversion of modern equestrian buildings it was successfully argued that given the location of the application site to Doveridge the provision of a new dwelling (conversion in this case) and the beneficial re-use of an existing building would have significant social, economic and environmental benefits that weigh in favour of the proposal. When all of the above matters are weighed in the balance, it was considered that the any adverse impacts of granting permission would not significantly and demonstrably outweigh the benefits of more housing when assessed against the National Planning Policy Framework as a whole.

The Council agreed, stating:

“Given the particular circumstances regarding the District Council’s position in terms of its housing land supply and location of the site in this case, it is considered that the proposed development would be in accordance with the relevant policies within the Adopted Derbyshire Dales Local Plan (2017) and the principle of the development is considered to be acceptable.”

The question of what ‘the presumption’ and ‘sustainable development’ actually is plays a significant role in planning applications and appeals. The understanding of the Councils current housing land supply position was crucial in unlocking the potential for development on this site.

Planning & Design Practice Ltd are well versed in researching and understanding local Council’s policies and housing positions 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.

Encouraging emerging talent – Work placements at Planning & Design

28th November 202228th September 2022 by Gary Stringer

Planning & Design Practice are proud to have an ongoing tradition of encouraging and supporting emerging talent, having offered a number of work experience, work placements and graduate opportunities over our twenty years in practice.

In September 2021, Matthew Kempster a student at the University of Derby studying Architectural Technology, joined us for a yearlong work placement to gain on the job experience of life as part of our approachable and experienced team of RIBA Chartered Architects and architectural assistants.

Having just finished his second year he joined us as a member of the architectural team, and the opportunity to work on a wide range of new and exciting projects. As his placement comes to end, and he returns to university to complete his studies, Matthew reflects on his time with us and the experience he has gained.

“Now that my time at Planning & Design Practice is coming to an end, I thought this was a great opportunity to look back over the past 12 months and the lessons I have learnt, and the impression this will have on my further academic studies.

In early 2021 I was given the opportunity to work at Planning & Design on a year’s paid placement. Money aside, this was a really exciting opportunity for me, up until this point I had had no real-life experience in an architectural practice and was eager to gain some first-hand knowledge.

I joined as part of the Architectural team. I was greeted by the friendly team who welcomed me into the company with open arms and I started working on a wide range of interesting projects that comes into the practice.

One type of project that Planning & Design are particularly know for, are their Class Q barn conversions. I was fortunate enough to have the opportunity to be involved on two such projects during my time at the practice. These projects are really interesting to work on from a design perspective as the existing structure and framework of the barn has to be considered carefully when designing the proposal. The restrictions of the Class Q application itself can also form constraints during the design process, including, restrictions on extensions of the barn outside of the existing fabric or limits to the amount of demolition to the existing structure. The idea of these limitations is to maintain the character of the existing barn during the process of conversion from agricultural use to a home. Working with these wide range of considerations can result in some eye-catching designs for buildings that would otherwise be left to fall into disrepair in the countryside.

Working at Planning & Design has enabled me to learn a lot on a wide range of different areas due to the practices large range and depth of specialisms, which for me has been a brilliant learning experience. One of possibly the biggest areas of learning for me has been how planning can influence the design and a project as a whole, after all without planning a project cannot be realised. These benefits come from Planning & Design’s business model of having experienced planners and senior architects under the same roof. The company also have a heritage team, which I have had the privilege to work with and learn so much about the fascinating histories of the buildings we have worked on and how they are being redeveloped to enable them to be used for generations to come.

Going forward I am going to be finishing my studies at The University of Derby and after that we shall see what the future has in store for me!”

For more information on our practice, and our work and to hear first about opportunities to join our team including work placements, follow us on social media and sign up to receive our Monthly Newsletter.

Alpaca your bags to Beckside Care Farm this summer!

28th November 202217th August 2022 by Gary Stringer

Planning & Design Practice is delighted to announce that planning permission has recently been secured to vary Condition 7 (Occupancy Restriction on C2 Use accommodation) of planning permission 20/00115/VCOND to allow users taking part in the activities at Beckside Care Farm to occupy the on site accommodation on a temporary basis. The site functions as an agricultural small holding and alpaca farming business which breed, raise and sell alpacas and their fibre throughout the country. Beckside Care Farm forms part of a farm diversification scheme that provides occupational therapy for adults with learning difficulties. A modern facility has been constructed at the farm and is due to open this summer.

Beckside Care Farm. Alpaca farming business. — Figure 1: Beckside Care Farm facility

The building comprises of two bedrooms (with a carer bedroom located at ground floor) which allows service users attending sessions the opportunity for a short residential break with the appropriate care provided on site.

The variation of the condition will allow the farm diversification scheme to invite a broader customer group, other than just those with specific health and social care needs. The facility would continue to remain ancillary to the authorised use of the site but will crucially allow all users to stay in the accommodation overnight. This will enable users to partake in the social, educational and therapeutic activities on offer at Beckside Care Farm.

To find out more information about what is on offer at Beckside Care Farm head to https://www.becksidecarefarm.co.uk/

It was successfully argued that the proposal will enable Beckside Care Farm to further diversify in line with the services currently on offer and would not replace or prejudice, farming activities on the rest of the farm.

Andrew Stock, Principal Planner at Planning & Design Practice worked closely with the Planning Department at Derbyshire Dales District Council in securing planning permission.

Commenting on the approval Andrew Stock said:

“I’m delighted that planning permission has been approved to allow Beckside Care Farm, which is a fantastic occupational therapy-led rural retreat for adults with learning difficulties, to continue to grow by opening up the accommodation to a wider range of users.

I have always been impressed with the project at Beckside Care Farm, which for me started as being the Planning Officer dealing with the initial application for the facility in 2018. It has been a pleasure to now promote this latest application which strengthens the offering on site.”

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

We have extensive knowledge about the policies and procedures of individual Councils and the approach taken by planning officers and Councillors.

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

Making a splash with swimming pool extension

19th June 202320th July 2022 by Gary Stringer

Planning & Design Practice are delighted to have gained planning permission for an extension to facilitate a swimming pool for the family home of Bryn Hall Farm.

Bryn Hall Farm is a large family home that resides in the tranquil location of Bradbourne in the Derbyshire Dales. Uninterrupted views over miles of rolling hills creates a panoramic scenery around the property. The fine country residence with contemporary interiors, individually designed to a high specification includes Stable Blocks, ménage and tennis court, there is a South West facing terrace and the rear elevation ensures all day sunshine and the most glorious evening sunsets.

The new extension is designed to contrast the stone exterior of Bryn Hall Farm to create a contemporary space that catches the eye while creating an improved flow from the ménage and tennis court into the house. The extension captures more of the south west sun and creates stunning views across the rural landscape all from the comfort of the indoor swimming pool and spa. The pool directly links into the family games room and bar through a glass link that allows a family to enjoy all the spaces fluidly while giving access onto the patio.

Sustainability is also a major part of the development with the addition of Solar Panels, Ground Source Heat Pump and Biomass Boiler to help heat the pool and the house in a more sustainable manner.

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.

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

Football – A home for the beautiful game

28th November 202219th July 2022 by Gary Stringer

Shaun Hyde, Planner at Planning & Design Practice, and life-long football fanatic, takes a look at the special relationship that exists between a football club, its home ground and its loyal supporters.

The great Bill Shankly once said;

“Some people think football is a matter of life and death. I don’t like that attitude. I can assure them it is much more serious than that.”

This idea resonates with many football fans around the world, and the football stadium is the epicentre of this ideology.

Football stadia right across the country are steeped in history, with each one possessing their own set of fans, their own culture and most importantly, their own stories. During the Victorian era, football was a sport for the working classes and the location of many stadiums reflected this, being located amongst red brick terraced housing and at the heart of local communities. Over the years, these communities grow and expand, as do the stadiums, and these communities form part of this bigger picture, a culture that is deeply engrained throughout the nation and is now the most popular sport in the world. And it started in Sheffield.

In the present day, stadiums are steeped in so much history and character that they posses a special place amongst towns and cities. They contribute to a city’s individual character, become a landmark and tourist attraction and act as a pilgrimage destination for many committed and devoted fans. As a staunch Liverpool fan, I grew up where everyone would pick a side, Red or Blue. A question that the majority of Merseyside recognises and relates to, which speaks volumes as to how engrained football culture can be amongst communities. The location of football stadiums drives this connection and loyalty.

Young fans growing up in close proximity to these iconic structures will admire in awe and their commitment will be set for life. The stadium is a hive for intense emotional activity and this brings with it it’s own sense of place. It’s a space for people to express legitimate emotion surrounded by people who all share those same experiences and beliefs. It’s a cauldron for community connectivity and collectiveness.

It’s a sight that will only become less common in the future. As the modern game adapts to larger capacity crowds and the pressures of growing inner-city life, many football clubs are relocating out of the built up residential areas of the city. In recent years Manchester City, West Ham United and of course Derby County have all relocated to less densely populated areas of their respective cities.

There are benefits that come with relocating. There’s the opportunity to start fresh and create a design from the ground up, which can include incorporating sustainable design practices to tackle the modern climate emergency that we find ourselves in today. Forest Green Rovers are currently in the process of developing their proposed new stadium, which is being described as “the world’s greenest stadium.” Highlights of it’s design include being made almost entirely out of wood, having plenty of electric car charging ports and around 500 trees and 1.8km of hedgerows will be planted. Their old stadium will be replaced by a low carbon housing development being erected on the site.

So as we welcome the Women’s European Championships to Sheffield, it’s important to appreciate the community roots that the game possesses and how the stadiums that have been woven into the fabric of many urban areas across the country can symbolise this spirit. The sense of place that football grounds radiate is one that even non-football fans can appreciate and admire.

Shaun Hyde, Planner, Planning & Design Practice Ltd

Architectural collaboration results in double planning success

28th November 202225th May 2022 by Gary Stringer

Planning & Design Practice working in collaboration with Lang Architects are delighted to have gained planning permission for two clients in North East Derbyshire.

Through recommendation the Planning Team acted as Agents in the submission and preparation of two Householder Planning Applications following negative pre-application advice responses from the Local Planning Authority. Full detailed architectural plans were exceptionally produced by Lang Architects.

Figure 1: Approved Plans – Rough Close Farm, High Oredish, Derbyshire

Figure 2: Approved Plans – Birch Croft, Wingerworth, Derbyshire

The aim in both cases was to gain planning permission for two domestic extensions taking into account initial concerns raised by Officers. Extensive discussions between ourselves, our clients, Lang Architects and the Local Planning Authority were had during the preparation of the applications up to their eventual determination.

The collaborative approach between the Planning Team at Planning & Design Practice Ltd and Lang Architects produced sympathetic designs in keeping with the appearance and character of the area and improved the relationship with immediate neighbours.

The applications both received delegated approval and were signed off by the Development Manager at North East Derbyshire Council.

Gaining planning permission is a key step in almost any development. Whilst Planning & Design Practice Ltd is a multi-disciplinary team of Town Planners, Architects and Design Professionals we also offer the flexibility to engage with client’s own architects and purely provide a planning service. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

Andrew Stock, Principal Planner, Planning & Design Practice Ltd.

Battersea Power Station reborn

Barn conversion -Class Q explained

Enforcement matters….

Public Exhibition: Land south of Main Road, Brailsford

Planning Success with ‘Presumption in favour of sustainable development’ for an edge of town stable conversion in Derbyshire Dales

Encouraging emerging talent – Work placements at Planning & Design

Alpaca your bags to Beckside Care Farm this summer!

Making a splash with swimming pool extension

Football – A home for the beautiful game

Architectural collaboration results in double planning success

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