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Planning permission secured for a change of use and advertisement consent in Radlett

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
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Prior Notification For The Change Of Use From A Hairdressers To Residential In Bristol

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
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Outline Planning Permission Secured for Ten Flats 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
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Planning permission for a private driveway in Oxfordshire

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
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Infrastructure Plan for the D2N2 LEP – Derbyshire and Nottinghamshire

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
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City Centre Conservation Area Redevelopment Scheme

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
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Planning permission secured for two new dwellings in the Green Belt

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:

  1. It is located within the built up area of Alveston based on the facts on the ground;
  2. It would be consistent with other permissions considered infill by this committee; and
  3. 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
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Bedford Borough Local Plan Submission Draft Consultation

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
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Central Bedfordshire Local Plan Consultation on Submission Draft

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
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Appeal Against Planning Application for Extension of Storage Area – Crossweir Farm Farmyard, Souldrop

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
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