News

Rockingham Motor Speedway, Corby

DLP has successfully obtained planning permission for 100ha of storage and distribution on the site of the former Rockingham Motor Speedway.

Most of the site sits within East Northamptonshire District. DLP was initially instructed to appraise opportunities for the redevelopment of the historic speedway and showground on the edge of Corby.

DLP was then instructed to assemble and oversee a professional team to prepare masterplans and planning applications for the wholesale redevelopment of the site in strategic phases. Extensive discussions took place with the Planning and Highways Authorities, this led to a recommendation for

approval to the Planning Committee and the successful grant of planning permission.

The development will deliver circa 100ha of land to be used for the storage of vehicles, vehicle parts and refurbishment of vehicles (Use Class B8) and ancillary auctions. The development includes the retention of office space to accommodate around 600 staff in Hub Rockingham. The site and offices can be utilised on a 24-hour basis by businesses. Overall the development will create up to 800 jobs in the first five years of implementation.

The site masterplan includes provision for lorry parking, ancillary office accommodation and workshop space. The motor speedway stands will be removed allowing for increased open storage space. Further phases of development are proposed on the site for built development to support the automotive logistics operators.

John HelyarRockingham Motor Speedway, Corby
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Residential Development at Dinnington, Rotherham – Taylor Wimpey

DLP has successfully obtained full planning permission on behalf of Taylor Wimpey (Yorkshire) for residential development on a former Green Belt site at Wentworth Way, Dinnington, Rotherham for 159 residential units including a new access road and landscaping. DLP previously assisted in securing the allocation of the site for housing development within the Rotherham Sites and Policies document (2018).

The proposed development demonstrates that the site can be appropriately developed to contribute to the strategic housing needs of Rotherham, including the provision of a mix of market and affordable dwellings, attractive areas of landscaping and open space, as well as improved access. The overall design, appearance and landscaping of the proposed development was carefully considered, and the scheme has been sensitively designed to consider the location of the site, the surrounding context and natural environment.

DLP also worked cooperatively with the consultant team and the Council’s Planning Officers to address drainage and highways comments and secured a positive recommendation to Planning Committee where the application was then approved.

John HelyarResidential Development at Dinnington, Rotherham – Taylor Wimpey
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Van Gogh, Doon Street

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DLP is providing planning strategy advice on the provision of an exciting temporary Exhibition to showcase the multi-media Meet Vincent Van Gogh Experience on behalf of Events and Activities Ltd.

The venue will provide an interactive experience utilising state of the art modern technology including walls and graphics, interactive installations and audio-visual materials. It will provide an immersive experience for all ages, be of interest to novices and experts alike and would be suitable for school groups. It is proposed that the Exhibition will be open during February to May 2020.

The Exhibition will provide an important addition to Lambeth’s night-time economy and will help promote the range of visitor attractions and activities in the Waterloo Area.

John HelyarVan Gogh, Doon Street
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Dallow Road, Luton

Dallow Road, Luton

DLP secured planning permission for the erection of 186 dwelling units with associated landscaping and parking on a challenging site which was formerly owned and operated by Travis Perkins.

On behalf of DLP’s client, SHF Property Investments LLP, and following extensive pre-application discussions with the Council, a planning application was submitted with the designs prepared by London based, KMK Architects.

The scheme provides a mix of residential units across 5 residential blocks varying from 3-5 storeys in height, with the mix of residential units ranging from 1, 2, 3 and 4-bedroom apartments, to 3-bedroom maisonettes, and 4-bedroom houses.

The scheme makes a meaningful contribution to aiding Luton in meeting their objectively assessed housing need and will bring previously developed land back into beneficial use.

John HelyarDallow Road, Luton
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Epping Forest Local Plan Examination: Hanging On For Sangs

Epping Forest Local Plan Examination: Hanging On For Sangs

Planning policy.

Much of the criticism at the Epping Forest Examination was around the level of housing provision and the methodology utilised to assess future need, as well as the site selection process, which excluded many “reasonable alternatives” from the Strategic Authority on the grounds they were simply “not preferred” by the Council. The reasoning for the Council’s preferred direction of growth is at best opaque and has been demonstrated on numerous occasions throughout the Examination, not to be based upon the considerations of “reasonable alternatives” that are available as required by a Sustainability Appraisal (SA).

This in itself appears to be a potential route for Judicial Review. Neither of these issues are tackled head on by the Inspector’s letter, although it does state that the capacity of certain allocations might need to be reduced, or the sites deleted altogether. We have calculated that as a result of the Inspector’s comments about 300 dwellings may have to be deleted from the Plan and a further 800 are “at risk” from being deleted.

The Inspector refers to the evidence and suggests that alternative sites could be found relatively quickly to replace any lost capacity resulting from her recommendations.

The Inspector goes on to comment that the evidence presented indicates that certain types/categories of sites could be revisited if necessary, including those which fall low in the “land preference hierarchy” for technical reasons.

The Inspector states that she is not suggesting that this review of sites must be done to correct systematic methodological flaws, although these were clearly laid bare in many of the sessions where several promoters identified systematic flaws in the site selection and SA process of considering reasonable alternatives.

The driving concern for the Inspector was the inadequacy of the draft Plan in dealing with the impact of development on Epping Forrest itself. Action 6, as set out in the Inspector’s letter, is for the Council to provide clear evidence that the necessary SANG (Suitable Alternative Natural Greenspace) can be delivered over the Plan period.  It also requires proposals for SANG in the first five years within the Plan itself; and any Main Modifications needed to ensure that all site specific SAMM (Strategic Access Management and Monitoring) measures and SANG requirements are reflected in the Plan.

Like many other draft Local Plans that have been rushed through to avoid having to plan for the higher numbers required by the standard methodology, there remains a significant element of work to shore up this deeply challenged draft Plan.

This Plan actually seeks to avoid planning for the levels of housing which are required in response to the Government’s policy objective of delivering 300,000 dpa by the mid 2020’s until we are in that time period.

John HelyarEpping Forest Local Plan Examination: Hanging On For Sangs
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Planning Permission Secured for Academy School in Leeds

Planning Permission Secured for Academy School in Leeds

DLP secured full planning permission on behalf of Willmott Dixon Construction (acting for the Department for Education) for a new 1,200 place Academy within the Chapeltown area of Leeds.

The Academy was required to address an acute need for school places within the locality and it was necessary to deliver the project expediently to enable the facility to open in accordance with the academic calendar. DLP undertook detailed pre-application discussions with Leeds City Council, and prepared the planning application for submission within 3 months of instruction, submitting the application in accordance with the client’s overall programme of works for the project.

The site presented several planning challenges, not least because of the split nature of the site, being bisected by a busy arterial road from the centre of Leeds. DLP coordinated a multi-disciplinary consultant team to resolve the issues, including the replacement provision of designated open space, the inclusion of a secure bridge solution over the highway and traffic calming measures in the adjacent residential streets. DLP also responded to significant resident and Ward Councillor design concerns regarding the combined nature of the primary and secondary education provision, within a single 3 storey building, and concerns from future occupiers of a neighbouring co-housing project, which was permitted but not constructed.

The scheme was twice presented to Members of the Planning Committee and responses were provided by DLP as part of the questioning by Members. Planning permission was successfully secured.

John HelyarPlanning Permission Secured for Academy School in Leeds
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Regeneration across Bristol

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DLP, working in conjunction with several local architects, has supported local developer, Sampson Homes, in bringing forward projects across the city of Bristol. These each faced the difficulty of responding to local character, constrained locations and sometimes competing local policy expectations.

A prime example is the redevelopment of the derelict Grove Hall to create eight self-contained flats. While the Hall was not in a protected area, DLP anticipated local resistance to the proposed removal of a former place of worship, which was also contrary to policy.

Robust planning arguments were presented justifying its loss and a full planning application submitted, later supplemented with a daylight/sunlight report. Of the public comments received, the majority were supportive of the sensitive design and the removal of a building which had attracted anti-social behaviour. Pre-commencement conditions have since been discharged by DLP, and building work is ongoing.

Underutilised employment land is another focus for Sampson Homes and DLP successfully obtained full planning permission for the demolition and replacement of B2 employment space with two commercial units and five self-contained flats in Kingswood, Bristol. The existing unit was in poor condition and as set out in DLP’s economic statement, unsuitable for modern use without significant investment.

The site’s redevelopment for new retail space was fully supported by the local planning authority, recognising the benefits of an active ground floor use and new homes. DLP is delighted to have been involved in regenerating this site, which is due to open in 2020, bringing enhanced vibrancy to a busy high street and new homes for local people.

After achieving outline planning permission for a scheme of nine self-contained flats in July 2019, DLP was instructed to submit a full application for an enlarged scheme of ten flats, which recently obtained planning permission.

As its location fronts a prominent highway and backs onto local green space, DLP undertook sensitive negotiations with the local planning authority on the elevational treatments and landscaping finishes, delivering a contemporary scheme with a mix of public and private space.

John HelyarRegeneration across Bristol
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Great Barford – Sharnbrook – Strategic Rural Development

Great Barford - Sharnbrook - Strategic Rural Development

The emerging Bedford Borough Local Plan 2030 adopts a spatial strategy which supports the distribution of development to the Borough’s sustainable rural settlements but defers the allocation of sites to meet these strategic growth requirements to Neighbourhood Plans. This presents local groups and all stakeholders with a challenging timetable to identify appropriate opportunities for development. DLP acted on behalf of two various clients to promote sustainable opportunities for mixed-use residential-led development during the preparation and Examination of the Local Plan 2030.

DLP are instructed by clients to coordinate the necessary technical evidence to prepare and present sustainable opportunities at Key Service Centres including Great Barford and Sharnbrook. DLP have produced master plans and tested the sites in terms of flood risk and highways/movement and also coordinated other technical inputs including ecology, landscape and heritage as necessary.

The pace of work to meet the requirements for Neighbourhood Plan preparation has increased substantially in recent months. Since August 2019, we have been actively engaged with promoting our client’s interests as part of this process. This has included attendance at public exhibitions as well as meeting with Neighbourhood Plan Steering Groups to provide responses to their questions on the proposals in addition to making details available to the wider public through social media.

We anticipate a busy work programme throughout 2020 representing client’s sites in the various stages of the preparation and Examination of Neighbourhood Plans and assisting groups with the assessment and selection of the most appropriate opportunities for growth.

John HelyarGreat Barford – Sharnbrook – Strategic Rural Development
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Carbrook Hall, Attercliffe Common Sheffield

Carbrook Hall, Attercliffe Common Sheffield
Carbrook Hall, Attercliffe Common Sheffield 2

DLP have successfully obtained planning permission, Listed Building Consent and Advertisement Consent to convert the Grade II* Listed Carbrook Hall, a former public house (A4 use), to a coffee shop (A3 use) with a drive thru facility for Starbucks.

The building dates from the 12th Century when the former timber-framed Hall was home to the Blunt family. Subsequently owned by the Bright family, John Bright used the property for Parliamentary meetings during the civil war. The property was originally surrounded by fields and the River Dun. However, the area changed considerably following the start of the steel industry in the early 1800s. After 1855, the building was used as a public house and appears to have been in this use until its closure in 2017.

The applications were coordinated by DLP, alongside Self Architects on behalf of the applicant and owners of the building West Street Leisure Ltd. Pre-application engagement with the Council and Historic England was undertaken at the outset of the project.

Amendments were made to the scheme following concerns raised with regards to the position of the proposed new extension to accommodate the drive thru facility, obstructing a previously unaltered elevation, and the potential for significant harm to the setting of the listed building by isolating the building within a traffic island. Mitigation measures were adopted including the provision of additional landscaping and appropriate materials and finishes.

The proposed signage was also reviewed and reduced where possible and practical. The harm was weighed against the public benefits of the proposal in accordance with the NPPF. It was recognised that having a long-term tenant in the building would help secure the initial high quality fit out and refurbishment of the building and also ensure its long-term maintenance. The building will undergo substantial refurbishment and sensitive restoration which will significantly reduce the risk of further decay.

The proposals will also allow the general public to enter the building and appreciate its internal historic fabric. This is of particular benefit given the building is also an Asset of Community Value. The applications were recommended for approval by Officers and subsequently granted permission by Planning Committee.

John HelyarCarbrook Hall, Attercliffe Common Sheffield
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Manor Farm, Burton Hastings

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DLP, along with BE1 Architects, secured outline planning permission for the erection of six dwellings in Burton Hastings, Rugby.

The proposal allows for the redevelopment of a commercial yard where a proportion of the land is in the West Midlands Green Belt.

The Local Planning Authority accepted that the proposal would improve the openness of the Green Belt and following the adoption of the Rugby Borough Council Local Plan in June, the principle of residential development in this location is now supported. This sustainable development makes provision for six family homes and will provide much needed housing in the Borough.

John HelyarManor Farm, Burton Hastings
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