DLP Planning Ltd (DLP) have successfully overturned a decision of Central Bedfordshire Council against the development of a large, detached dwelling within the Green Belt. The site is located in Aspley Guise and is washed over by the Green Belt, lying outside of the settlement’s identified ‘Green Belt Infill Boundary’.
Within the appeal decision the Inspector agreed with the Appellant’s case, agreeing that the site constitutes infill development, complementary to the surrounding pattern of development and settlement character, thus falling within the exception category for limited infilling in villages identified by Paragraph 89 of the Framework.
Given the above, the Inspector was convinced by the Appellant’s case that there was no need to assess the effect of development on the openness of the Green Belt, as previous case law has determined that where development is found to be ‘not inappropriate’ it should not be regarded as harmful to the openness or purposes of the Green Belt.
It was thus concluded that the appeal be allowed, with the proposals complying with the Framework and considered to be in keeping with the character and appearance of the area.
dlpAppeal allowed for an infill site within the Green Belt
We are delighted to have secured planning permission for a 7-storey residential building comprising 62 no. apartments (16 no. studios and 46 no. one-bed apartments) with associated access, parking and landscaping works on a city centre site at Stepney Street in Sheffield.
Working with Officers of the Local Planning Authority and liaising with Network Rail, we were able to establish that the site was an appropriate location for residential led regeneration and redevelopment of the site. The scale and massing and the contemporary design approach adopted was agreed at the pre-application stage as being an appropriate response to the sites context. The principle of the proposed residential development on the site is considered was demonstrated as being acceptable, as it is located in an area in transition which has become more residential in character in recent years.
While the Local Planning Authority sought a wider variety of accommodation types within the development, it was demonstrated that the model simply would not accommodate this at the scale of development. Each apartment would offer a good outlook and communal amenity space would be provided. The site is in a very accessible location in close proximity to bus and tram routes and cycle storage would be provided meaning a limited provision of car parking was appropriate. It was clearly a sustainable location for new residential accommodation. Planning Officers and Planning Committee accepted that the wider benefits of bringing a brownfield site back into use outweighed the preference for a wider range of accommodation units.
Prior to determination by Planning Committee, we were able to liaise with Planning Officers to review and negotiate the wording of the planning conditions proposed to be recommended. This was essential to provide certainty to triggers points when information would be submitted to the Local Planning Authority, but also enable an early start on below ground investigations to begin delivery of the development. This has the benefit of bringing forward additional residential accommodation within the city centre and allowing the developer to make early progress on site.
dlpPlanning Permission Granted for Private Rented Apartment Scheme
Planning application fees are scheduled to rise by 20% on 17th January 2018. The increase was offered by Government to all local planning authorities if it was agreed that the additional money would be re-invested within their planning department. All local planning authorities in England accepted the offer.
Statutory Instrument 2017 No. 1314 was made on 20th December 2017 and the changes associated with the SI will come into force on the 17th January 2018. These changes relate to the fees charged for planning applications, deemed applications, requests and site visits.
A fee will also be payable for applications for permission in principle. Permission in principle is a new route to planning permission under Section 58A and 59A of the Town and Country Planning Act 1990. The Regulations allow Mayoral development corporations and urban development corporations to charge for giving advice, in their area, about planning applications at the pre-application stage.
Regulation 5(2) omits regulation 5 of the 2012 Regulations. This means that a planning application fee may be charged by local planning authorities where they have made a direction withdrawing permitted development rights under article 4 of the General Permitted Development Order or where permitted development rights have been withdrawn by a condition imposed on a planning permission.
The increase in fees will not apply to applications made or deemed to have been made prior to the commencement date of the 17th January 2018.
Following the motion made by Hartlepool Borough Council Planning Committee on the 4th October 2017 to approve development of a gas powered electricity generator and related infrastructure on land at Worset Lane subject to conditions and a S106 agreement, DLP Planning Limited have now received planning permission following completion of the S106 Agreement for Clearstone Energy.
The development proposals are for a purpose built structure containing 11 gas engine generation sets that will generate approximately 49.5MW. The development evolved to visually suit an agricultural setting with robust landscaping which would be provided and maintained through a S106 agreement.
The approval fully reflects that planning is embedded within our transition to a low carbon economy. In the face of climate change, greater energy security and fuel poverty, technology needs to be framed as a strategic, long term investment where practical solutions can be made in the interim. Gas powered electricity generators in suitable locations are an important part of this transition. The development will support existing infrastructure with an energy source which can add capacity and tolerance to the network at times of spikes in use or drop in renewable resources.
dlpPlanning Permission Received for Gas Power Electricity Generator
We are pleased to have secured design changes to a residential development comprising 14 dwellings with garages and car parking to allow an appropriate redevelopment scheme to be put forward.
Planning permission was originally granted in January 2015, but delivery of the development needed to be appropriately phased and design amendments made to allow flexibility in the approach to bringing forward the newly proposed homes. Through variation of planning conditions and discharge of conditions precedent, the permission has been kept live with a material start having been agreed to be made thereby securing the opportunity for delivery of housing on the site. The implementation of this scheme will assist in meeting the housing requirements for Sheffield in a popular location.
dlpRevised plans approved and conditions discharged
We are pleased to have secured amendments to planning permission for a residential extension of a bungalow in the Green Belt at Wentbridge in Wakefield.
Using the powers under Section 73 of the Town and Country Planning Act to vary the approved plans to create a first floor on an existing bungalow, DLP have been able to secure an amended eaves height and roof design for our client. This followed planning permission being secured in December 2016 for the extension of an existing stone bungalow in rural settlement in a Conservation Area and the Green Belt within Wakefield Metropolitan District Council’s administrative area. The property was also close to the curtilage of a Grade II Listed building and within a bat and badger alert zone.
As stated in the Framework, the extension or alteration of a building in the Green Belt need not be inappropriate, provided it does not result in disproportionate additions over and above the size of the original building. We made the case that that the amendments to the roof height were minor and the potential harm to the Green Belt was outweighed by the quality of the bespoke design of the contemporary addition.
Planning permission was granted under delegated powers enabling the extension and alterations to go ahead to the property.
dlpPermission granted for a bungalow extension in the green belt
The Inspector for Welwyn & Hatfield Local Plan has issued a note on the Green Belt Review which outlines additional work that the Council should undertake in order to expand on the findings of the Green Belt Review.
The initial concerns raised by the Inspector found the development strategy put forward to be unsound, in part, due to the insufficient justification for the failure to identify sufficient developable sites within the Green Belt.
The Inspector has suggested the following:
The need to provide a clear ranking of considerations with respect to the different Green Belt purposes and suitability of land for development in National Policy;
The analysis of larger potential development sites collectively rather than individually;
Build on the existing Green Belt purposes assessments by extending the sites considered to all those abutting urban areas and potentially sites beyond these If the analysis suggests sites abutting the urban area could be developed;
In circumstances where the objectively assessed housing need (OAHN )is unlikely to be met, there would need to be further analysis of the areas of open countryside within the Borough;
The Inspector refers to Roland Bolton of SPRU and his reference to the need to set out the exceptional circumstances that justify the release of sites from the Green Belt because the overall circumstances will not be the same for each site.
dlpWelwyn & Hatfield Local Plan – Green Belt Review
DLP Planning Ltd (DLP) have successfully secured full planning permission for the demolition of a stable block and erection of two new detached dwellings outside of the settlement envelope of Lower Stondon in Central Bedfordshire.
The site comprises an existing stable block and area of the garden, bound by existing development on two sides, to the east of the large village of Lower Stondon. A strong case was put forward demonstrating the land’s status as a logical infill site and further arguing that its development would not result in further intrusion or erosion of the open countryside.
Working in collaboration with BE1 Architects, a high-quality scheme for two five-bedroom dwellings was produced, making an efficient and imaginative use of the site, whilst protecting the amenity of neighboring residences and the countryside edge.
The application was approved under delegated powers.
John HelyarPermission granted for land outside of Central Beds settlement envelope
We are pleased to have secured permission, for a 3 storey block of modular classrooms for the University of Sheffield. Permission for the Modular Village was due to expire from its original 5 year temporary permission and an extended period of time for use had to be negotiated with the Local Planning Authority.
The proposals sought to establish a further 5 years of use to allow the teaching function for the Engineering departments to continue until a more permanent solution is in place as part of wider Faculty investment in projects such as the St George’s Heartspace and Royce Discovery Centre which DLP Planning Ltd are also working on. The Modular Village was installed to provide the temporary decant/growth space required to facilitate the Faculty of Engineering’s Estates Development Framework (EEDF). The timeframe for delivering the various projects that make up the framework has been extended due to a complex set of circumstances including planning decisions, construction management and investment programmes.
Whilst allocated in the UDP as a business area, the site around the Modular Village has transformed substantially and is now widely established as part of the University. DLP Planning Ltd. put forward the case that the retention of the modular village assisted in delivering the educational aspirations of the University of Sheffield and support their ongoing investment within the city and successfully obtained permission.
dlpPlanning permission secured for a 3 storey block of modular classrooms for the University of Sheffield
DLP Planning Ltd (DLP) are delighted to have obtained full planning permission for 1 new dwelling within the curtilage of a listed building in the South Gloucestershire countryside. The site forms part of the residential curtilage of the Grade II listed Talbot’s End House in Cromhall and is located outside of the defined settlement boundary.
South Gloucestershire Council is currently unable to demonstrate a five year housing land supply. In this situation applications should be considered in the context of the presumption in favour of sustainable development and permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits
Working with James Slater & Co on behalf of a private client, DLP were able to successfully demonstrate that the site was indeed in a sustainable location due to the close proximity of the village of Cromhall and its associated facilities.
The Listed Building Officer concluded that although the new dwelling would have an impact on the existing setting of the listed building, it was not considered to be harmful and so the setting of the heritage asset would be preserved. The Case Officer commended the design of the dwelling, describing it as “an attractive composition of traditional forms executed with a modern influence.”
The application received no objections and was approved by the Council on the 13th December.
Image courtesy of James Slater & Co
dlpFull Planning Permission Secured For New Dwelling Within The Curtilage Of A Listed Building In South Gloucestershire