The Public Hearing Sessions for the Examination in Public (EiP) of the Regulation 22 Central Bedfordshire Council Local Plan are set to begin at 10am on Tuesday 21st May 2019, running until Thursday 25th July.
DLP Planning Ltd will be in attendance for many of the scheduled Hearing Sessions representing a number of clients further to representations made throughout the Local Plan process. The Hearing Sessions will be conducted around 15 key Matters and a range of questions pertaining to each Matter under the guidance of the Inspectors Matthew Birkinshaw and Helen Hockenhull.
DLP has consistently made representations that the housing numbers proposed by Central Beds Council are not meeting the full objectively assessed needs for the area and we will be representing clients with concerns over the spatial strategy and the selection of strategic sites.
The Duty to Co-operate has been a consistent issue within Central Bedfordshire, which saw the previous Development Strategy withdrawn in 2015 and similar concerns have been raised again through this EiP process. Other important areas of discussion are likely to include Green Belt releases, the provision of small and medium site allocations for housing, Important Countryside Gap policies and the identified locations for future growth.
John HelyarCentral Bedfordshire Local Plan – Examination Hearings
The Examination in Public (EiP) Hearing Sessions for the Bedford Borough Local Plan 2030 are due to begin on 29th May at 9:30 with Hearing Sessions running until 26th June. The Hearing Sessions will cover 13 matters ranging from legal compliance, housing requirements and the spatial strategy, through to individual allocations and policies of the plan guided by the Government appointed Inspectors Malcolm Rivett and Anne Jordan.
DLP will be present across these Hearing Sessions having responded to a number of consultations over the course of the Plan’s development, which started back in 2014/15. DLP continues to raise concerns over a range of different aspects of the plan including the level of housing which the Council aims to deliver, which DLP consider both falls short of a full assessment of housing need and relies on a number of sites with question marks over their delivery.
DLP will also be challenging the Council’s late decision to shorten the timespan of the new Plan to 2030 whilst also deferring all site specific allocations outside the urban area to future Neighbourhood Plans for allocation. This approach provides little certainty of sites coming forward and will delay the delivery of much needed market and affordable housing in the short-medium term, particularly in rural areas.
Once adopted, the plan will form be the key policy document against which Planning applications in the future will be determined, so DLP will be seeking to ensure that it has been prepared in the correct manner and in accordance with national policy and guidance.
John HelyarBedford Borough Local Plan 2030 – Examination Hearing Sessions
DLP Planning Ltd (DLP) have secured full planning permission for the erection of three new dwellings in Nailsea, North Somerset. Working with We Are Not Architects, on behalf of ORMU Properties Ltd, the proposal will see the demolition of an existing bungalow and the development of its large garden.
The site raised a number of sensitive design considerations, such as how to make efficient use of the land whilst protecting the amenity of neighbouring residents and avoiding the root protection area of a large tree which is also subject to a Tree Preservation Order.
During the course of the application, a Local Councillor raised an objection to the scheme on residential amenity grounds. However, DLP were able to demonstrate that the proposals met all of the Council’s required separation distances and secured the support of the Case Officer
The application was decided by the Council under delegated powers last week.
Image credited to We Are Not Architects
dlpFull Planning Permission for three dwellings in Nailsea, North Somerset
DLP Planning have won planning permission on appeal for the development of three large detached dwellings on Green Belt Land in Aspley Guise Bedfordshire. The permission follows an earlier approval on the same land, also secured by DLP, for two dwellings based upon the development’s compliance with Framework policy on limited infilling. The LPA refused the later application on both the scale of development, three dwellings not being in their view limited infilling, impact on openness and harm to the character and appearance of the area. These arguments were rejected by the Inspector, who also made a partial costs order.
dlpPlanning permission won on appeal for three dwellings in the Green Belt at Aspley Guise
Impact of the 2016 Household Projections, compared to the 2014 Household Projections on the standard method for calculating local housing need across England, by all regions, and top 5 increases and decreases by county.
Kerry TitmusComparison of Local Housing Needs 2014 v 2016
DLP Planning Ltd has secured Planning and Listed Building Consent, on behalf of the Sir Malcolm Stewart General Charitable Trust, to replace the existing timber single glazed windows with slim profile timber double glazed windows on a number of Grade II listed buildings within the Stewartby Conservation Area.
The site comprises part of an open plan estate that was designed in the early 1950’s by the renowned architect Sir Albert Richardson and historically provided housing for the retired workers of the London Brick Company and their descendants. The site now also provides housing for a general population over the age of 55 years.
Following pre-application discussions with the Planning and Conservation Officer, DLP Planning Ltd submitted an application and successfully demonstrated that the detailing and design of the proposed windows would match that of the existing windows, and would preserve the significance of the Listed Buildings and the character and appearance of the Conservation Area. The Council agreed that there would be no harm to these heritage assets.
The comprehensive replacement of the existing windows with new double glazed units provides for a step change in energy efficiency by eliminating draughts and retaining heat as well as improving the ease of operation for the elderly residents and cutting future maintenance and repair costs. The decision has been welcomed by the Trust and by the residents who will benefit from the improvements.
John HelyarPlanning and Listed Building Consent for Double Glazed Windows on a Listed Building
DLP Planning Ltd have successfully secured planning permission for the change of use of a unit at Battlers Green Farm, Radlett, from retail (Class A1) to a veterinary practice (Class D1). Planning permission was also secured for the signage required for the practice.
The proposal will see the re-use of a vacant building within the Green Belt and will support the expansion of an existing practice, Fernside Veterinary Clinic, based in Borehamwood.
The site provided a number of constraints, including its location outside of the settlement boundary of Radlett, which is also within the Green Belt, and the fact that there are three Grade II heritage assets on site.
Working with BE1 Architects, the scheme was sensitively designed to ensure that the setting and the significance of the Grade II buildings would not be affected. A heritage statement was submitted to Hertsmere Borough Council to demonstrate the acceptability of the scheme and that there would be no harm to the historic interest of the assets.
The Council agreed with the evidence provided, which demonstrated that, in accordance with Paragraph 146 of the National Planning Policy Framework 2018, the scheme would not constitute inappropriate development in the Green Belt. The development would re-use an existing building, there were no extensions or increase in built form and there would be no detrimental impact on the openness of the Green Belt.
The scheme did not receive any technical objections and was approved by delegated powers.
dlpPlanning permission secured for a change of use and advertisement consent in Radlett
On behalf of Platform_, DLP Planning have secured permission for Sheffield’s first build-to-rent (BTR) development of 335 apartments within the Cultural Industries Quarter area of the city centre.
The development includes three blocks of between five and 14 storeys in height, providing studio, one, two and three-bed apartments as well as co-working employment space and a flexible use commercial unit. Communal facilities including a gym, common room, cinema room, dining facilities, amenity space, roof garden and bike maintenance store area will also be provided. The proposals also include the creation of a formal riverside walkway alongside the Porter Brook.
This long-term vacant brownfield site presented a number of challenges relating to its Conservation Area status, site contamination and flood risk. Working alongside Tate Hindle Architects over an 18 month period, DLP promoted a sensitive design approach, which also sought to respond to comments from Historic England, in order to secure officer support for the proposals.
As a result of the substantial costs associated with the development and the limited evidence of comparable market values, it was also necessary to undertake negotiations with the LPA in respect of the viability of providing affordable housing.
As a result of negotiations, officers considered that the proposals provided substantial public benefits that could be considered to outweigh the less than substantial harm caused by the scale of development. The proposals were subsequently unanimously approved by Planning Committee members.
John HelyarPlanning Permission Secured for Sheffield’s First Major Build to Rent Scheme
DLP Planning Ltd (DLP) have secured prior approval for the change of use of the hairdressers at 75 Soundwell Road, Staple Hill into three flats.
An application for prior approval was submitted to South Gloucestershire Council under Class M of the Town and Country Planning (General Permitted Development) (England) (Amendment) Order 2015 and 2016 (as amended) to ensure that the proposed change of use from A1 to C3 was indeed permitted development.
DLP researched and provided evidence to demonstrate that 75 Soundwell Road, although vacant at the time of the application, was within A1 use up to and on the 20th March 2013, as required by the legislation. 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 property is situated within the East Fringe of Bristol urban area and adjacent to Staple Hill High Street, as such future occupiers will have good access to a variety of shops, services and public transport infrastructure.
dlpPrior Notification For The Change Of Use From A Hairdressers To Residential In Bristol
DLP Planning Ltd (DLP) have successfully secured outline planning permission on behalf of Sampson Homes Ltd for the demolition of a double height industrial building and the erection of ten flats in its place.
Working in collaboration with Wotton Donoghue Architects, the proposal will see the reuse of an underutilised brownfield site in the Bedminster Conservation Area, which is also located adjacent to a character building and other flatted schemes. The site was originally designated for employment use and had previously been refused permission for a larger-scale residential scheme.
Redevelopment of the site therefore raised a number of sensitive design considerations, such as how to make an efficient and imaginative use of the site whilst protecting the amenity of neighbouring residents and the character of the Conservation Area. The scheme will see the development of a 3-storey building comprising a mix of 2 and 3 bedroom flats with undercroft parking.
The application was decided by the Council under delegated powers last week. DLP is now working with the project team to prepare the reserved matters application and we look forward to continuing our work with the applicant on a number of other schemes in the wider Bristol area.
Image courtesy of Wotton Donoghue Architects
dlpOutline Planning Permission Secured for Ten Flats in Bristol