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
DLP Planning Ltd working with BE1 Architects and Matrix has secured planning permission for a new private driveway to a residential property in the Oxfordshire countryside.
The proposal was to provide the client with a new private driveway to their property. The site was in the countryside with existing tree and hedgerow planting and there was a significant change in levels across the site.
The application was submitted following pre-application discussions with the Council, during which the principle of the driveway and the proposed route were agreed with Council Officers.
Matrix, the appointed Highway Consultant, worked closely with the Highway Authority to design a suitable access from the highway that could provide for the required visibility splays.
Whilst the site was not subject to any long distance views, the change in levels across the site presented a particular challenge. However, through the use of careful landscaping, materials and design DLP Planning Ltd were able to successfully demonstrate that the proposed driveway would not be harmful to the landscape character of the area.
dlpPlanning permission for a private driveway in Oxfordshire
SPRU (and KADA) have been appointed to prepare an Infrastructure Plan for the D2N2 LEP which covers Derbyshire and Nottinghamshire. The project will identify current gaps in key infrastructure to deliver the housing and job growth aspirations for the D2N2 area as defined in the existing Strategic Economic Plan and Local Plans of the constituent planning authorities.
dlpInfrastructure Plan for the D2N2 LEP – Derbyshire and Nottinghamshire
Jim Lomas has led the DLP Planning team in securing planning permission for a seven storey building (plus a basement), with 63 student bedrooms in 13 clusters on the upper floors and a restaurant / café on the ground floor. The site is within Sheffield City Centre and was recommended for refusal by Officers due to the scale and massing of the scheme but this was overturned at Planning Committee by Councillors following a presentation by Jim which identified other developments in the locality which had changes the character of buildings heights and redevelopment would be an improvement to the Conservation Area. Councillors unanimously approved the scheme.
dlpCity Centre Conservation Area Redevelopment Scheme
DLP Planning Ltd (DLP) successfully secured full planning permission for two new dwellings in the Green Belt at planning committee last week, against the Case Officer’s recommendation for refusal. The application site forms part of the landscaped grounds of The Chalet, a large detached Victorian property to the north east of Alveston, South Gloucestershire.
Working in collaboration with Willmore Iles Architects, a high-quality scheme for two detached four bedroom dwellings was produced, making an efficient and imaginative use of the site, whilst protecting the amenity of neighbouring residents.
The site provided a number of significant planning constraints, including its location outside the settlement boundary of Alveston and within the Green Belt. DLP successfully argued that the proposal would constitute limited infilling within the village under NPPF Paragraph 89, because:
It is located within the built up area of Alveston based on the facts on the ground;
It would be consistent with other permissions considered infill by this committee; and
It represents limited harm to the openness of the Green Belt.
The Council’s Core Strategy suggests infill is “The development of a relatively small gap between existing buildings, normally within a built up area”, however DLP argued that the definition was too simplistic to define infill and preserve the openness of the Green Belt.
DLP contended that simplistic guidance based solely on the size of the gap allowed development on sites that represent harmful visible intrusions into the countryside as appropriate infill. Whereas sites that have a negligible impact on openness aren’t considered to be infill simply because the gap is wider than what officers would consider to be “a relatively small gap”. It was argued that what constitutes infill is much more complicated than just the size of the gap and that the facts on the ground, containment, visual intrusion and impact on the character of the settlement should all inform criteria to determine what constitutes infill within a village.
The Planning Committee supported DLP’s view and granted approval.
Image courtesy of Willmore Iles Architects
dlpPlanning permission secured for two new dwellings in the Green Belt
DLP Planning Ltd, on behalf of a number of clients are instructed to make representations to the Bedford Borough Local Plan Regulation 19 Consultation.
The Plan, which seeks to make provision for some 19000 new dwellings in the period up to 2035, promotes a strategy of allocating land within the urban area and on its edge, in rural settlements, subject to the sites being identified in Neighbourhood Plans and also a new garden village.
DLP have some concerns over both the quantum of development being identified by the Borough in order to meet its unconstrained housing needs and also in the strategy they are seeking to follow, which it believes is undeliverable.
In particular, DLP have concerns over the deliverability of a number of the urban sites identified for development in the Plan, the speed at which rural sites will come forward, given they are reliant upon Neighbourhood Plans being prepared and adopted, and most importantly the new garden village which is proposed to be located on land between Sharnbrook and Souldrop.
DLP have promoted an alternative new settlement proposal on the part brownfield site at Twinwoods to the north of Bedford. This site was subject to appraisal by the Council, based on an original scoring matrix and was highly scored. That matrix however, was changed by the Council at a very late stage in favour of one that favours non-road transport solutions and the promoters of the Colworth site have proposed to provide for a new parkway station. The policy drafted by the Council for the purposes of the Plan require that the station is both built and in operation before any development takes place on the new village and DLP highlight that there are very significant impediments to this such that it is unlikely that the new village would be delivered and provide any meaningful level of housing in the Plan period.
dlpBedford Borough Local Plan Submission Draft Consultation
The Regulation 19 Central Bedfordshire Council Local Plan closed for comment prior to its submission to the Secretary of State on Thursday 22nd February.
DLP Planning Ltd submitted representations on behalf of a number of clients and made formal objections to the Plan based upon the failure of the Council to properly undertake the Duty to Cooperate and in particular on the assessment of housing requirements, which has been a concern for a number of years, and the broader strategy adopted by the Council which fails to provide for a sustainable, infrastructure led Plan as sought by CBC
CBC proposes to release land sufficient to accommodate 39,350 dwellings, however in a critique of the OAN undertaken by DLP (SPRU), that figure is considered to give rise to a shortfall of over 10,000 dwellings. The Council also propose to increase the allocation via a future review, however DLP have expressed serious concerns as to this approach, which fails to reflect the government advice as set out in the National Framework and PPG to properly meet the housing requirements of the District.
CBC’s own housing requirements are increased as a consequence of its proximity to Luton and the obligation placed on it as a result to accommodate part of Luton’s unmet housing need. This has long been an issue for Central Bedfordshire and two earlier Local Plans have not proceeded as a consequence of this. There are concerns as to the extent CBC have undertaken this and also how it is intended to occur.
DLP promoted a number of development opportunities which have been excluded from the consultation draft Plan. In particular, the concept of major development at Barton le Clay to the north of Luton. Barton lies adjacent to the A6, which is a main strategic transport route which links Luton with Bedford in the north and is a main route way for public transport. DLP have been promoting development at Barton le Clay as part of a strategic sustainable urban expansion for some years and a range of schemes have been advanced, including development of a new garden village of up to 4000 units which would fund the extension of the dualling of the A6 to the north of Barton le Clay through to Silsoe and thus increase capacity
DLP also submitted representations for sustainable extensions to Dunstable and Flitwick as well as a number of smaller sites.
dlpCentral Bedfordshire Local Plan Consultation on Submission Draft
DLP Planning Ltd together with Matrix Transport & Infrastructure Planning Consultants are appealing a decision with Bedford Borough Council to refuse planning permission, contrary to Officers advice, for the creation of additional storage on land currently used for open storage at Crossweir Farm, Souldrop.
DLP have acted on behalf of the owner of the site for over 15 years and in that time has established planning permissions for in excess of 40,000ft2 of storage on the land together with open storage.
The appeal proposal will replace an area of open storage used for storing up to 125 caravans, vans and other vehicles, with three built storage units, purpose designed for the site.
There were no technical or third party objections, and the refusal was led by an interjection from the Ward Councillor who disagreed with both the appellants transport assessment and the analysis of that by Officers.
dlpAppeal Against Planning Application for Extension of Storage Area – Crossweir Farm Farmyard, Souldrop
DLP Planning Ltd have lodged an appeal against the refusal of Central Bedfordshire Council to grant planning permission for the erection of 3 large dwellings on land adjoining within the village of Aspley Guise. The application followed the grant of consent in 2016 for the erection of two 11,000sqft dwellings on the same land. An earlier application for the development had been refused on green belt grounds, however, following further discussion with Officers over what DLP considered was a misinterpretation of guidance, a second application was subsequently approved under delegated powers.
The appeal scheme was for 3 dwellings and provides for 3 smaller detached dwellings (7000ft2) on the same site with a lesser total floor space than that approved. The refusal however was based on impacts on the green belt and DLP in their case will be highlighting the inconsistency in the approach of the Council to this matter.
The appeal is proposed to be heard by way of an Informal Hearing which will take place later in the year.
DLP Planning Ltd are appearing at a Hearing into an appeal brought by Templeview Developments against Broxbourne Borough Council over its refusal of the development of land at St James Road, Goffs Oak. The appeal site comprises a former horticultural nursery but has been used for residential purposes in excess of 20 years.
An application for residential development of the land was made in June 2016 and this was refused solely on green belt grounds. DLP, in the application, argued that the site, which lies within a readily defined residential context and comprises previously developed land, accords with the proper interpretation of paragraph 89 of the Framework.
Subsequent to the refusal and following the lodging of the appeal, Broxbourne Council invited a second application based upon its proposed release of the land from the green belt. Whilst a second application was made, the release of the land was later changed by the Council in favour of other land within the area.
DLP will also be arguing, as they have done successfully elsewhere, that the ruling of the Court of Appeal in the case of Wood v Secretary of State for Communities and Local Government  EWCA Civ 195, supports their interpretation, and that similar schemes have been allowed, both within the District and elsewhere on this basis.
dlpGreen Belt Development Goffs Oak, Hertfordshire