DLP Planning Ltd., on behalf of GPS Estates Ltd., has submitted an outline application to Buckinghamshire Council to redevelop the abandoned former Aylesbury FC ground for the development of a new sustainable, residential neighbourhood, including public open space, riverside greenspace and landscape improvements.
A key feature of the development, as master-planned by BE1 Architects is the proposed land raising, removing the area to be developed for housing from the floodplain and incorporating sustainable drainage features that will ensure flood risk is not increased off-site.
Adopting the vision of the draft Aylesbury Garden Town Masterplan, the proposal includes around half of the site as new public open space, with a new walkway planned to improve community access to this section of the River Thame. The proposals embrace the site’s riverside location, retaining and enhancing this green corridor with native planting, protection of the many mature trees, and new bird and bat boxes to facilitate biodiversity net gains across the site.
While not a formal consideration at this stage, the proposal has been designed around delivering a mix of house sizes and types, including new affordable homes, in a walkable neighbourhood design. Soft landscaping features and a new pond incorporated as part of the drainage strategy will blend the development into the site and surrounding area and create interesting features around the site for residents and visitors alike.
The application is due for determination in late December 2020.
John HelyarPlans to Redevelop Former Aylesbury FC Ground Submitted
The Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020/757 came into effect on the 1st September 2020. It had the effect of revoking a number of the well-established previous use classes and reorganising them into much broader classifications.
One of the most radical changes in the Use Class Order amendments is introduction of Class E Commercial Business and Service. Becoming known as the “Everything Else” classification, it has grouped together what would previously have been considered A1(Shops), Class A2 (Financial and professional services), Class A3 (Restaurants and cafes) and Class B1(Business). It also includes uses such as indoor sport and gyms, medical centres and creches which would previously have been within Class D1 (Non-residential institutions) and Class D2 (Assembly and leisure).
The effect of this change is to broaden the uses that can take place within a building or premises without it constituting development and therefore not requiring planning permission.
These changes provide greater flexibility for businesses to adapt to changing needs. Some have suggested these changes are anticipated as being short lived, to enable the high street to recover from the effects of COVID19. However, the high street was already suffering an existential crisis before the effects of lockdown and reduced footfall from the pandemic.
There is a legal challenge to this dramatic change, along with other permitted development rights that have been altered, the case being made that the new rules have been introduced without proper consultation and without parliamentary debate. A hearing is due between 8th October 2020 to 15th October 2020 to consider if permission is to be granted for the claim to be heard and if it is, for a substantive hearing to proceed.
DLP Planning have obtained planning permission for the change of use of former industrial buildings in Sheffield for use as an indoor crazy golf course, food market and bar. The concept of Ghetto Golf combines crazy golf, cocktails, and DJs in a street art infused environment.
DLP Planning successfully guided our client through pre-application discussions with the Local Planning Authority to securing planning permission this summer for an innovative leisure use of former industrial buildings. The proposal will repurpose vacant buildings located within a conservation area and help to increase the amount of footfall within this part of the city centre.
The venue will become Ghetto Golf’s fifth location in the UK and expand the leisure offer of Sheffield City Centre. As well as a unique crazy golf experience, the venue will include ‘Birdies Bar’ which will provide cocktails in a beach bar themed concept, and an indoor food market.
In support of the application, DLP Planning were required to prepare a town centre sequential assessment which assessed sites within Sheffield City Centre and London Road Local Centre for their suitability for the proposed use. DLP were successful in demonstrating to the Local Authority that there were no sequentially preferable sites for the leisure use in the city centre and nearby district centre, and that the proposal did not exceed the 2,500m2 threshold which would trigger the requirement for an impact assessment to be undertaken.
The proposal is located on the edge of Sheffield City Centre and will help to expand the leisure offer that the city centre provides. The site is well related in terms of location to the city’s two universities’ and will definitely be a popular venue with resident
s of Sheffield and its student population.
John HelyarPlanning permission secured for new Ghetto Golf venue in Sheffield
It is important to note with all the excitement generated around the White Paper that there are in fact two consultations being undertaken with two different deadlines. Both are summarized below. The first set of changes can be delivered though amendments to policy and do not require legislative changes.
Changes to improve the effectiveness of the current planning system
Responses to these proposed policy changes are due on 1st October 2020. These include:
Changes to the standard method for calculating the housing requirement:
Step 1: Changes to methodology to reflect size of exiting dwelling stock as well as population and household projections
Step 2: Changes to methodology to reflect both current affordability ratio and changes to affordability over time.
Delivering “First Homes”
These are to make up at least 25% of all affordable housing on sites
These are homes for sale at 30% market discount
These can be delivered as exceptions sites and include a small element of market housing to assist viability.
Supporting SME housebuilders – deferring CIL and potentially reducing contributions
Small Sites – Increasing the size of site before affordable housing is required from 10 dwellings to 40 or 50 dwellings
Extension of Permission in Principle to Major developments.
White Paper Planning for the Future
Responses to these proposed changes are due on 29th October 2020. The proposed changes include:
Simplification of Local Plans placing all land into one of the three categories (but each having the possibility of more detailed annotations):
Growth Areas: Areas of new development / redevelopment which would have outline approval (provided compliance with design codes).
Renewal areas: Existing built up areas where smaller scale development infill and “gentle densification”.
Protected Areas: Areas of environmental or cultural characteristics where more stringent control applies. This would include large areas such as Green Belt AONB but also small areas like residential gardens
National Design Codes, Development Management Policies and Conditions.
Streamlined Plan Making
Stage 1: Call for “Suggestions” of areas to be included in the 3 zones (6 months)
Stage 2: Evidence base and drafting of plan (12 months)
Stage 3: Consultation and Submission (6 weeks)
Stage 4: “Hearing” of comments by inspector (9 months)
Stage 5: Adoption (6 weeks)
Single test of soundness on “Sustainable Development” with a slimmed down test of deliverability OR self-certification by LPA’s
Increased use of digital technology for consultation
30/42 Months to produce new Local Plan
Changes to the standard method for calculating the housing requirement by adding Step 3 a revision of the requirement to take account constraints such as green belt and AONB as well as opportunities like previously developed land.
No 5-year land supply requirement for housing
No Duty to Cooperate
Quicker and simpler assessments of environmental impact
Reforms to S106 and Community Infrastructure Level (CIL)
The New City Road development designed by Rivington Street Studios comprises a six -storey building containing 20 flats at the corner of New City Road and Jedburgh Road, six three-storey houses and two two-storey wheelchair accessible houses. All of the units will be affordable at London Affordable Rent.
The New City Road proposal was recommended for approval at Committee in July 2020. The development is part of the London Borough of Newham’s programme which aims to provide 1,000 new affordable homes by 2022. The site previously contained garages on Council owned land, some of which were vacant and underutilised.
The proposed houses are designed to activate the street frontage with a consistent terrace, inspired by an established London housing typology which is the prevailing pattern of surrounding development. The scheme extends the terraces of Jedburgh Road and Haig Road East, finishes off an incomplete perimeter block, and enhances security and sense of community by protecting existing rear gardens.
The scheme also incorporates soft landscaping features and SuDS to improve the character of the site and its surrounding area and also contributing to the requirements of outdoor amenity space. A new central landscaped play area will be provided, which will be accessible to the new residents and the existing residents of Jacobs House. The mature trees along the front of the site will be retained.