July 2016

Consent for 4 dwellings outside the settlement boundary at Maulden, Central Bedfordshire

DLP Planning Ltd and BE1 Architects have secured full planning consent for 4 detached dwellings at the village of Maulden in Central Bedfordshire.

Although an edge of settlement location, falling outside the defined settlement boundary and therefore deemed to be ‘open countryside’ under local planning policy, the application was brought forward by the client in response to the failure of Central Bedfordshire Council (CBC) to maintain an up-date Local Plan and 5 year housing land supply. Accordingly, the ‘Presumption in Favour of Sustainable Development’ in the National Planning Policy Framework took precedence.

DLP was able to demonstrate successfully to the Council, firstly through pre-application discussions with officers and subsequently in the application itself, that the development proposed, in terms of its location, scale and design, was in keeping with its surroundings and would constitute a logical infill that would result in the continuation of existing ‘ribbon development’ along Silsoe Road.

Having reduced the height of the dwellings slightly in response to initial feedback from Council officers,  DLP were able to satisfy all statutory consultees and the application was permitted by the case officer, without the need to be debated by the Development Management Committee.

This denotes a real success story, demonstrating that appropriately designed development on the edge of settlements can be accepted, particularly where the authority is unable to demonstrate a five year supply of housing land.

BE1584-3_Land at Silsoe Road, Maulden_PL02_PROPOSED SITE PLAN_ReBE1584-3_Land at Silsoe Road, Maulden_PL04_Proposed Street Eleva

dlpConsent for 4 dwellings outside the settlement boundary at Maulden, Central Bedfordshire
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OUTLINE PLANNING PERMISSION SECURED FOR UP TO 65 NEW DWELLINGS IN BACKWELL, NORTH SOMERSET

DLP Planning’s Bristol team has secured outline planning permission, on behalf of Taylor Wimpey, for a residential development of up to 65 dwellings on land north of Moor Lane in Backwell, North Somerset.

DLP had previously made representations on the application site on behalf of Taylor Wimpey and secured its allocation as a potential development site within the Backwell Neighbourhood Plan, which was formally ‘made’ in March 2015.

The design evolved following discussions with Backwell Parish Council and North Somerset Council as well as a well-attended public consultation event in April 2015.  Key changes were made to the proposal in response to the feedback that was received from the local community, which included a reduction in the number of dwellings to 65, and the realignment of the site entrance to provide an improved access to an adjoining street. Despite being in outline, a detailed masterplan was prepared, which showed that the northern part of the site could potentially provide an area of open space and act as a buffer zone between the dwellings and the existing railway line which forms the northern site boundary. The details of a new access into the site was addressed as part of the outline planning application, with all other details reserved for the subsequent reserved matters application.

A comprehensive Section 106 package was negotiated, which includes on-site affordable housing provision and a contribution to help address existing local highway issues.

The application received Case Officer recommendation for approval and elicited no objections from the statutory consultees. The application was reported to Planning Committee and received a unanimous vote for approval.

Images courtesy of Taylor Wimpey

Submission Layout.psdbackwell STREET SCENES-13024.200 rev - Street Scenes (A1) PHOTOS

dlpOUTLINE PLANNING PERMISSION SECURED FOR UP TO 65 NEW DWELLINGS IN BACKWELL, NORTH SOMERSET
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FULL PLANNING PERMISSION SECURED FOR 2 NEW FLATS IN LOCKLEAZE, BRISTOL

DLP Planning’s Bristol Office has secured full planning permission for 2 flats in the Lockleaze area of Bristol.

The application proposed the development of a corner plot, which currently forms the front gardens of nos. 52 and 54 Landseer Avenue. One of the key considerations when designing the building was to ensure it would provide suitable living conditions for future occupants whilst protecting the residential amenity of the neighbouring dwellings. This was particularly crucial with regards to no. 52 as the elevation facing the application site features a window serving a habitable bedroom. Working with We Are Not Architects on the project, the scheme was successfully designed to address these potential issues.

The apartment block is in keeping with the surrounding houses with regards to its size, materials and form. The proposal utilises a render and ‘feature brick’ finish, creating a prominent corner feature which Bristol City Council considered would add interest to the character of the surrounding street scene.

The proposal did not receive any objections from statutory consultees or neighbours and the application was granted planning permission under delegated powers, subject to conditions on 11th July by Bristol City Council.

dlpFULL PLANNING PERMISSION SECURED FOR 2 NEW FLATS IN LOCKLEAZE, BRISTOL
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APPEAL ALLOWED FOR A 17MW SOLAR FARM IN ALLER, SOUTH SOMERSET

DLP Planning’s Bristol office have successfully appealed the decision of South Somerset District Council and secured planning permission for the development of a 17MWp solar PV farm on the Somerset Levels at Aller Court, Aller. The scheme has the capacity to supply power to approximately 4,300 homes.

The planning application was recommended for approval by Planning Officers, but was refused at Planning Committee in July 2015. Following the applicants decision to appeal the Council’s decision, DLP were appointed to present the case at an Informal Hearing.

The site sits within the Somerset Levels and Moors National Character Area so it was crucial to demonstrate that the potential landscape and visual impacts of the proposal would not be significant.  Furthermore, the site lies in close proximity to a number of nationally important ecological designations, including SSSI’s and lowland areas that are recognised for their importance in supporting many species of birds.  Flooding was also a sensitive issue for a small part of the site, along with the potential impact on a number of nearby important heritage designations.

In her report, the Planning Inspector was satisfied that the benefits of the scheme would clearly outweigh the temporary impact upon the landscape character of the area, and she was satisfied that through a number of innovative mitigation and enhancement measures, the site would be of benefit to surrounding ecology interests, and could be developed without any impact upon flooding or heritage issues.

dlpAPPEAL ALLOWED FOR A 17MW SOLAR FARM IN ALLER, SOUTH SOMERSET
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Residential development granted at Chesterfield Planning Committee

DLP Planning Ltd has secured full planning permission for a residential development of 9 bungalows on land to the rear of Keswick Drive, Chesterfield.

The application site presented a number of challenges including its unusual elongated shape, the location of former mine shafts and topography. Working with architects Windle Cook, a scheme was designed which addressed these potential constraints. The application proposal provided a high quality development of 9 bungalows, meeting an identified housing need in the district.

Whilst the application site lay adjacent to, but outside of, the settlement development limit of Chesterfield, the Council were satisfied that in light of the absence of a five year supply of housing land, the application proposal represented a sustainable form of development which would contribute towards the housing need of the district. Committee Members voted to uphold the officer’s recommendation and grant full planning permission for the proposed development.

dlpResidential development granted at Chesterfield Planning Committee
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Planning permission obtained for change of use from Office to Academic Space in Sheffield City Centre

DLP Planning Ltd has successfully gained planning permission on behalf of the University of Sheffield for the change of use of vacant office space within Sheffield City Centre to provide additional academic floor space as part of the expansion of the University. It will also assist in the reinvestment in the University’s St George’s Campus while refurbishment and upgrades of existing buildings take place.

The proposed change of use provides an active use within the building which will generate employment and also retains the Blood Donor Centre which occupied with ground floor area and was excluded from the development proposals.

New signage was proposed on three frontages to the building and minor works to provide improved ventilation to the building were the limit of the works to the external appearance of the site.

We were pleased to gain officer support for the scheme, with the application being approved under delegated powers.

dlpPlanning permission obtained for change of use from Office to Academic Space in Sheffield City Centre
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Permission granted for 103 bed student accommodation scheme in Sheffield’s Cultural Industries Quarter

DLP Planning has obtained planning permission for a 103 bed student residential project at the former Silverpride Works located in the Cultural Industries Quarter of Sheffield city centre.

The proposal involves the demolition of utilitarian buildings and replacement with a 6/5/4 storey mixed student accommodation unit with ancillary facilities and a landscaped courtyard. The development continues the ongoing regeneration of the CIQ which has seen significant investment in recent years, close to the city’s Universities, train station and city centre.

15-390-PL-16D Contextual Elevations NE  SE

dlpPermission granted for 103 bed student accommodation scheme in Sheffield’s Cultural Industries Quarter
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Temporary Planning Permission Secured for External Seating Area for Nightclub in Sheffield City Centre

DLP Planning Ltd has successfully secured a temporary planning permission for an outdoor area associated with a Nightclub in the city centre. This positive outcome followed an officer recommendation to refuse permission which we were able to overturn at Planning Committee with the support of Councillors.

The application was made for retrospective permission to use part of a concourse area between the hours of 11pm – 5am as a smoking terrace with temporary bar and seating areas for the provision of refreshment services associated with the basement Nightclub. The seating area is enclosed by temporary fencing when in operation but taken down and stored internally when not in use.

Members of the Planning Committee accepted that the space contributed to the night-time economy and sense of activity in the city centre and that good management practices had been demonstrated. There were no objections to the development proposals and the permission effectively brought the use of the external area in line with the management’s assessment of risk and licensing agreements.

dlpTemporary Planning Permission Secured for External Seating Area for Nightclub in Sheffield City Centre
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Full planning permission obtained for 355 student bedspaces as part a mixed use scheme in Sheffield City Centre

DLP Planning Ltd has successfully gained planning permission for conversion of a vacant office development in Sheffield City Centre to provide student accommodation.

The partially developed site had lain vacant since construction was halted by the economic climate in 2008. The regeneration of the site was seen as an important stepping stone to the further redevelopment of the West Bar area of the city. DLP worked extensively with the consultant team and the Council’s planning officers to address design, conservation and highways issues and secure a positive recommendation for the scheme.

We were pleased to gain Planning Committee’s unanimous support for the proposals and to secure permission for the client within a 10 week period from submission of the planning application with no pre-commencement conditions attached to the permission. This will enable construction to commence immediately to deliver the scheme for the 2017/18 academic intake.

dlpFull planning permission obtained for 355 student bedspaces as part a mixed use scheme in Sheffield City Centre
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Outline planning application submitted for 11 dwellings at Goff’s Oak, Hertfordshire

DLP has submitted an outline planning application to Broxbourne Borough Council for 11 dwellings in the Green Belt in Goff’s Oak, Hertfordshire.  The Site, much like the surrounding area, has been previously developed and has historically been given over to commercial horticultural uses.

The local planning policy relevant to development in the Green Belt is not consistent with the Framework and is not up to date.  As the Local Plan was adopted prior to the National Planning Policy Framework (‘the Framework) it can be considered out of date and given less weight in decision making. In such cases, the Framework, which supports limited development in the Green Belt to support housing delivery, is the principal consideration when deciding applications.

The principle of the proposed development is supported by the recent decision upheld by the Court of Appeal (Wood v Secretary of State for Communities and Local Government [2015] EWCA Civ 195) which identified that “limited infilling” is a standalone development exception, and that the consideration for decision makers should be whether, as a matter of fact on the ground, a site appears to be in a village rather than being determined by the inclusion or otherwise of a site within a defined infilling boundary.

The proposed scheme has been carefully designed as a logical form of infill development that would be contained by the existing established boundaries of the site and would not result in the outward expansion of the settlement.  The development, which will bring much needed housing to an area where demand is currently outstripping supply, is now awaiting determination by the Local Planning Authority and a decision is expected in October.

dlpOutline planning application submitted for 11 dwellings at Goff’s Oak, Hertfordshire
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