March 2017

Permission granted for 5 dwellings outside settlement envelope in absence of 5YHLS

DLP (Planning) Ltd and BE1 Architects have secured full planning permission for 5 new dwellings on the edge of the village of  Maulden, in Central Bedfordshire.

Although the Application Site falls outside of the defined settlement boundary and is therefore defined as ‘open countryside’ under local planning policy, the decision was approved by the case officer, without the need to be debated by the Development Management Committee.

Due to the Councils failure to maintain an up-to date Local Plan and five year supply of housing land, the application was determined in accordance with the National Planning Policy Framework ‘Presumption in Favour of Sustainable Development’, to which it was concluded that the development would provide much needed housing in a sustainable location, without causing significant or detrimental harm to the local character or appearance.

Firstly through pre-application discussions, and subsequently through the full application, DLP were able to successfully demonstrate that the development proposed would form a logical extension to the village extending the neighbouring area of ribbon development, and would be in-keeping with its surroundings in terms of scale and design.

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

dlpPermission granted for 5 dwellings outside settlement envelope in absence of 5YHLS
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Permitted Development confirmed for Office-to-Resi Change of Use at Wesley Chambers, Dewsbury

DLP (Planning) Ltd has secured confirmation that a proposed change of use of the ground and first floor offices to 5 apartments at Wesley Chambers, Dewsbury, is permitted development.

An application for prior-approval was submitted to Kirklees Council under Class O of the Town and Country Planning (General Permitted Development) (England) (Amendment) Order 2015 (as amended). The property, Wesley Chambers, is within a short walking distance of Dewsbury Town Centre and in a Conservation Area. The proposals specifically related to the ground floor office and first floor office suite of the property.

DLP researched and provided evidence to demonstrate that Wesley Chambers was within the B1 use class, for rateable purposes, from April 2010 and this was supported by an examination of the Council’s online planning application history. The submissions also demonstrated that in respect of transport, highways, land contamination, flood risk and impact of noise from commercial premises, a reasonable residential environment could be provided within the proposed accommodation.

The development proposals will provide an important source of residential accommodation and future occupiers will have access to a variety of shops, services and public transport infrastructure.

dlpPermitted Development confirmed for Office-to-Resi Change of Use at Wesley Chambers, Dewsbury
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Application Submitted for New Through School in Sheffield

DLP (Planning) Ltd have submitted an application for planning permission and Listed Building Consent for a new through school for pupils ranging from nursery, infant, primary, secondary and sixth form to cover ages 3 – 18.

There is need for additional provision of school places for children in Sheffield, with the most pressing need at primary level, increasing demand from those places will follow through to secondary education and on to further education. The new school will create employment for teachers and support staff and, when fully operational, accommodate up to 1,400 pupils throughout the year groups.

The development proposals include the refurbishment of the former Pye Bank School, a Grade II Listed Building and returning it to educational use. A new school building is being developed on a cleared housing site which was demolished in the 2000’s.

The school has been designed by Race Cottam Associates and has adopted a linear arrangement of the new building to respect the views of the listed Pye Bank school while addressing the significant land level changes in the area as well as existing residential properties. Given the site’s visibility from the city, the building’s scale and massing has been developed on being read at large scale from a distance as well as up close. References to other local exposed sites with a large mass on a ridge such as Stanage and Burbage Edge have informed the evolution of the built form and references the very visible vertical rock stacks with the use of vertical glazing that slice through the solid masses. The building steps in and out to create the appearance of rock overhangs, crags and crevices which also help to vary the building’s appearance and massing in all directions.

As well as providing an inspirational new education setting in the north of the city, the facilities can provide a wider community benefit with amenities opened up to use for the benefit of all outside of school hours. A Community Use Agreement will be entered into which will enable wider access to the facilities outside of school hours. This may include, but not exclusively be limited to, weekend use of games areas, night-school learning, community use of halls for events and performances and sports hall for evening sport.

The re-landscaping of the area will also bring an active use to an area of land, which benefits from spectacular views across the city, but has been subject to vandalism and damage.

dlpApplication Submitted for New Through School in Sheffield
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Planning permission secured for building in the London Borough of Barnet

DLP Planning are pleased to have secured planning permission on appeal for alterations and extensions to a building in a Conservation Area that will provide five residential dwellings in the London Borough of Barnet.

We were instructed during the course of the application as our client had been informed by the Council’s Planning Officers that they had concerns with the development, some of which had already been completed.  We worked with the Council’s Planning Officers to resolve these issues through a series of amendments, which enabled them to recommend to the Planning Committee that permission be granted.

Frustratingly, this recommendation was overturned at the Committee meeting.  DLP Planning submitted an appeal on behalf of our client which included a detailed analysis of the lack of impact of the alterations and extensions on the Conservation Area. This argument was supported by the Planning Inspector who upheld the appeal and has allowed the development to proceed.  This will breathe new life into the building as well as creating five residential dwellings which are much needed in the area

dlpPlanning permission secured for building in the London Borough of Barnet
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WEST OF ENGLAND PLANNING POLICY UPDATE

Over the next 12 months planning policy will go through a period of significant change across the four West of England Authorities of Bath and North East Somerset, Bristol, North Somerset and South Gloucestershire. All four authorities are committed to the preparation of new Local Plans, which will shape the city region for the next 20 or so years to come.  When combined with the proposals for a Metro Mayor, and the emerging Regional Transport Strategy, these emerging policies will play a major role in the development of the city region.

The West of England authorities are currently in the process of producing a Joint Spatial Plan (JSP) which will set out the strategic plan for the area over the next 20 years. The JSP is currently at draft emerging strategy stage and sets the housing requirement for the whole West of England area at 105,000, however this is currently being challenged by multiple parties who state that the housing figure should instead be in the region of 130,000 – 145,000.

Bath and North East Somerset Council’s (BANES) Placemaking Plan is currently at Examination. Hearings were held 13th September – 13th October 2016 and a subsequent consultation on the main modifications was held from the 5th January – 14th February. It is anticipated that the plan will be adopted in late Spring 2017.  BANES have also started to work on the New Local Plan and held a Call for Sites until the 8th March.

Bristol are also undertaking a Local Plan Review. They are currently holding a Call for Sites until the 21st April with consultation due in Autumn 2017 on their new Local Plan.

The modifications to North Somerset Council’s Core Strategy commit them to an early review by the end of 2018. They recently held a Call for Sites from the 20th January – 17th February. The Sites and Policies Plan Part 2: Site Allocations Plan was submitted for Examination on the 24th February with Hearings due to commence on the 15th May 2017.

South Gloucestershire Council consulted on their New Local Plan Prospectus from the 12th January – 23rd February. The SGC Policies, Sites and Places Plan is currently at Examination.

Overall, the planning policy framework across the region is evolving and the next 12 months will certainly be interesting and is a key time for anybody with an interest in bringing forward development proposals!

DLP are supporting a range of clients who have interests across the region.  If you require any further information or if you have a site that you wish to promote please contact the Bristol office.

dlpWEST OF ENGLAND PLANNING POLICY UPDATE
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PERMISSION SECURED FOR STUD FARM DEVELOPMENT INCLUDING RURAL ENTERPRISE DWELLING IN THE VALE OF GLAMORGAN

DLP Planning Ltd are pleased to have been granted permission at Committee by unanimous decision for the development of stud farm facilities, including stables, hay barn, horse walker and rural enterprise dwelling.

On behalf of Endless Acres Stud Farm, DLP’s Bristol team successfully devised an appropriate scheme located within a Special Landscape Area and produced a robust rural enterprise dwelling appraisal in accordance with Technical Advice Note 6.

As a new business start up the rural enterprise dwelling has been granted temporary permission for 3 years and is specifically tied to the development and use of the stud farm facilities.

Working closely with GSH Architects and the client, DLP are pleased to have secured the permission as this will enable this new business to implement its 5 year business plan and meet the growing demand for stud facilities in South Wales.

dlpPERMISSION SECURED FOR STUD FARM DEVELOPMENT INCLUDING RURAL ENTERPRISE DWELLING IN THE VALE OF GLAMORGAN
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PLANNING PERMISSION FOR A NEW DWELLING WITHIN THE SETTING OF A LISTED BUILDING

DLP Planning Ltd (DLP) in conjunction with be1 Architects Ltd and Cass Allen Associates Ltd has successfully secured planning permission for a detached family home in Carlton, Bedford.

We were instructed to review a previous application for the site that had been refused on the grounds of noise from the adjacent farmyard.

DLP undertook early pre-application discussions with the local planning authority regarding the principle of development, the impact on the listed building and the noise source on the adjoining agricultural farmyard.

We successfully redesigned the layout to mitigate against the noise impact and was able to remove the previous objection in relation to noise.

A revised scheme was subsequently submitted along with further highways and landscape benefits to the Conservation Area including the creation of a new shared access closing off the existing substandard driveway. This application was fully supported by Council Officers and received approval by Members at planning committee.

The four bedroom detached home will comprise a simple traditional design and set back from the Listed Building to enable the heritage asset to remain the dominant feature within the streetscene.

dlpPLANNING PERMISSION FOR A NEW DWELLING WITHIN THE SETTING OF A LISTED BUILDING
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Appeal success for new bungalow in the Sheffield Green Belt

DLP has secured permission at appeal for a new dwelling within the Green Belt in Sheffield. The proposal included the demolition of an existing commercial building to enable the construction of a new bungalow to the north of the city. The application was refused by Sheffield City Council on the grounds of inappropriate development and harm to the Green Belt. The Inspector allowed the appeal, finding that the proposals did not represent inappropriate development in the Green Belt and no harm with respect to the character of the site or its location in a designated Area of High Landscape Value.

dlpAppeal success for new bungalow in the Sheffield Green Belt
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