August 2016

Planning committee success for 3 new dwellings in Stannington, Sheffield

DLP Planning Ltd has secured full planning permission at Committee for a residential development of 3 dwellings on land at High Matlock Road in Stannington, Sheffield.

The site previously comprised garden land associated with properties on High Matlock Road and had been divided to create a separate parcel of land to the end of an un- adopted road Webbs Avenue. The 1,320 sq.m site had become barren with vegetation removed by previous land owners.  The area was of varied character with properties of differing scales and materials present. The site was within a Housing Policy Area and considered to be in a sustainable location close to local services. Permission had also been granted in 2008 for two bungalows on a similar site opposite the application site.

The application, submitted by a different agent, sought permission for a residential development comprising of 3 detached dwellings. As a result of a number of objections from local residents, and representations from a local MP whom raised the back land nature of development, the un-adopted road and drainage, DLP were asked to represent the applicant at Planning Committee and speak on his behalf.

Committee Members resolved to conditionally grant planning permission on the 9th August 2016.

dlpPlanning committee success for 3 new dwellings in Stannington, Sheffield
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Conditional approval granted for 20 dwellings in outline in Chesterfield

DLP Planning Ltd has secured outline planning permission at Committee for a residential development of 20 dwellings on land at Mastin Moor, Chesterfield, Derbyshire.

The application site measures approximately 0.68ha and site lies within the open countryside area.  The surrounding area to the east is mainly residential in character with a small row of cottages fronting the southern boundary of the application site alongside the highway from which access would be provided. The site is greenfield, vacant and overgrown.

A number of elements had to be taken into account through the evolution of the indicative development proposals. Heritage assets on site included a former canal cutting, while there was also a Grade II Listed building to the south. The site is within 800m of a local nature reserve and as such ecological surveys were required as well as a future commitment to biodiversity and landscaping management to be submitted as part of the reserved matters application. The relationship with a public footpath along the western boundary of the site was also given careful consideration, as was the provision of vehicular access to the site which is not presently available. Though discussions with the Highways Authority at County level, it was negotiated to provide an access to give appropriate visibility splays and relocate a bus stop to enable ingress and egress to the site from an appropriate location along the highway frontage.

Officers recommended that the proposed development was able to demonstrate with the objectives of sustainable development. Where necessary it was agreed that any outstanding issues could be mitigated and addressed in any subsequent reserved matters submission or any appropriate planning conditions being imposed. Although the proposal was deemed to be contrary to the provisions of the Local Plan in so far as the application site is situated on land allocated as open countryside, the inability of the Council to demonstrate a five year housing land supply meant that paragraph 49 of the National Planning Policy Framework was triggered, rendering those policy objections against housing development on unallocated greenfield sites, out of date.

Committee Members resolved to conditionally grant outline planning permission with all matters reserved (apart from access) on 8th August 2016, subject to a S106 Agreement securing up to 30% affordable housing provision, public art and securing an external management company to maintain on site green space and SuDS. The development will also be liable for a CIL contribution.

dlpConditional approval granted for 20 dwellings in outline in Chesterfield
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Conditional approval granted for 20 dwellings in outline in Chesterfield

DLP Planning Ltd has secured outline planning permission at Committee for a residential development of 20 dwellings on land at Mastin Moor, Chesterfield, Derbyshire.

The application site measures approximately 0.68ha and site lies within the open countryside area.  The surrounding area to the east is mainly residential in character with a small row of cottages fronting the southern boundary of the application site alongside the highway from which access would be provided. The site is greenfield, vacant and overgrown.

A number of elements had to be taken into account through the evolution of the indicative development proposals. Heritage assets on site included a former canal cutting, while there was also a Grade II Listed building to the south. The site is within 800m of a local nature reserve and as such ecological surveys were required as well as a future commitment to biodiversity and landscaping management to be submitted as part of the reserved matters application. The relationship with a public footpath along the western boundary of the site was also given careful consideration, as was the provision of vehicular access to the site which is not presently available. Though discussions with the Highways Authority at County level, it was negotiated to provide an access to give appropriate visibility splays and relocate a bus stop to enable ingress and egress to the site from an appropriate location along the highway frontage.

Officers recommended that the proposed development was able to demonstrate with the objectives of sustainable development. Where necessary it was agreed that any outstanding issues could be mitigated and addressed in any subsequent reserved matters submission or any appropriate planning conditions being imposed. Although the proposal was deemed to be contrary to the provisions of the Local Plan in so far as the application site is situated on land allocated as open countryside, the inability of the Council to demonstrate a five year housing land supply meant that paragraph 49 of the National Planning Policy Framework was triggered, rendering those policy objections against housing development on unallocated greenfield sites, out of date.

Committee Members resolved to conditionally grant outline planning permission with all matters reserved (apart from access) on 8th August 2016, subject to a S106 Agreement securing up to 30% affordable housing provision, public art and securing an external management company to maintain on site green space and SuDS. The development will also be liable for a CIL contribution.

 

dlpConditional approval granted for 20 dwellings in outline in Chesterfield
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Conditional approval granted for Hull residential development

DLP Planning Ltd has secured full planning permission at Committee for a residential development of 162 dwellings on land at Southcoates Lane, Hull.

The site is located off Southcoates Lane, approximately 3.4km north-east of Hull City Centre. The 4.74 ha site was formerly an employment site which prior to its demolition was owned by Greif. Although still identified as an employment site in the Hull City Plan 2000, the more recent Holderness Road Corridor Area Action Plan 2011 identifies both the application sites, and the St John’s Business Park located to the north of the site, as residential development sites.

The application sought permission for a residential development comprising of 162 dwellings, with associated open space provision (11% of the total site area). The scheme will provide a mix of house types and tenures, with 22% of the total number of units designated as affordable units.  The scheme will provide a mix of two and three bed house types. Working with architects JTP Architects, a scheme was designed to provide a high quality development, meeting an identified housing need in the city.

Committee Members resolved to conditionally grant planning permission on 6th July 2016, subject to the agreement of outstanding drainage design details by the Planning Manager.

Southcoates Lane

dlpConditional approval granted for Hull residential development
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Milton Keynes Housing Land Supply

SPRU have been engaged to investigate the five year housing land supply in Milton Keynes and concluded that the Council’s calculation of 4.8 years is likely to be an over estimation.

 

dlpMilton Keynes Housing Land Supply
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SPRU attend Luton and Winchester Local Plan Examinations

SPRU appeared at Luton Local Plan Examination to argue that the duty to co-operate had not been fulfilled and that, while the Inspector has found the legal duty has been complied with, there now remains considerable questions as to the effectiveness of the Plan in terms of delivering the housing identified as being needed by the Council.

SPRU appeared at Winchester Local Plan Part 2 to argue that the inclusion of residential gardens in windfall estimates was incorrect and that the reliance of sites not within the plan to make up the housing supply was not conducive to a plan led system. It was further argued that expected completion rates on major sites in excess of anything experienced either locally or nationally without any supporting evidence was unsound and as such further allocations were required to ensure the plan was effective in delivering the Local Plan Part 1 Housing Requirement.

SPRU have been appointed to appear at the forthcoming Telford and Wrekin Local Plan Examination.

dlpSPRU attend Luton and Winchester Local Plan Examinations
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North Lincolnshire Council’s Five Year Housing Land Supply

At a recent planning appeal hearing, SPRU was able to secure agreement from North Lincolnshire Council that they did not have a demonstrable or deliverable five year supply of housing land and therefore paragraph 49 of the National Planning Policy Framework was engaged. The only reason for refusal, on what was accepted by both sides as an otherwise sustainable employment allocation, was the ability to demonstrate a five year land supply.

An application was made for costs against the Local Planning and the Inspector’s decision is awaited.

dlpNorth Lincolnshire Council’s Five Year Housing Land Supply
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SPRU attend Rotherham Local Plan: Sites and Policies Examination

Members of DLP and SPRU made appearances at the Rotherham part 2 Local Plan: Sites and Policies Examination in Public to highlight the ongoing vacuum in terms of an Objectively Assessed Need for the Sheffield and Rotherham Housing Market Area as required by the Core Strategy.

It was also argued that the assumptions regarding the contribution from allocated and committed sites would be insufficient to meet the Core Strategy Housing requirement and that the late information submitted by the Council did not resolve this issue. Also called into question was the Council’s approach to their Sustainability Appraisal, in which deficiencies in its legal compliance were identified and the Council’s approach to Green Belt and Safeguarded land, where a case for releasing safeguarded sites now was presented.

dlpSPRU attend Rotherham Local Plan: Sites and Policies Examination
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PLANNING PERMISSION GRANTED FOR 6 FLATS IN GERRARDS CROSS

DLP Milton Keynes has secured full planning permission for the conversion of a two storey retail showroom to 6 flats with facilitating external amendments, in Gerrards Cross.

Having engaged with Officers from South Bucks Council through pre-application stage, DLP successfully demonstrated within the application material that the loss of the existing retail function, outside of the town centre, would not harm the local economy and would not conflict with planning policies in place to protect existing retail and employment uses.

The planning case presented also specifically detailed the recent successful DCLG appeal against the ruling that their policy to remove affordable housing requirements on sites of 10 homes or fewer was unlawful. The Council accepted the argument that the scheme did not need to be supported by a viability case to justify the provision of a full market housing scheme of a scale that – under the adopted Core Strategy policy – would have triggered affordable housing requirements.

Adjoining residents were kept informed of the proposals and their views sought ahead of submission. This ensured that concerns could be addressed where appropriate, and meant that local objections were minimised. Following the submission of additional material to respond to a highways query, there were no objections from statutory consultees and the full planning permission was secured under delegated powers for our client, Canon House Properties Ltd.

Finlandia

dlpPLANNING PERMISSION GRANTED FOR 6 FLATS IN GERRARDS CROSS
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Office to Residential Prior Approval secured in Harpenden

DLP Bedford and Be1 Architects are pleased to have secured Prior Approval for the change of use of an office building (use class B1) to residential use (use class C3) at ASR House, Harpenden.

The Prior Approval application was submitted in June on behalf of September Properties, and will provide 16 new units in a sustainable location close to Harpenden Town Centre. The approval follows the decision by the Government to allow the office to residential permitted development rights to be permanently introduced, after they were initially temporarily introduced by the Coalition Government in 2013.

dlpOffice to Residential Prior Approval secured in Harpenden
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