Projects and News

Planning & Listed Building Consent Secured for conversion of historic building in Conservation Area

2010-09-29T05:16:00.000-07:00

PDP were delighted this month to secure planning and Listed Building consent for the conversion of a 19th Century former warehouse building in the heart of a Derbyshire Dales market town to residential accommodation.

The building is situated just off the town’s main shopping street, behind a Georgian town house. The development will bring a disused historic building back into use and in doing so facilitate its restoration and long term upkeep.

Permission was granted for the scheme following consultations with planning and conservation officers, the town council and the conservation advisory forum.

Householder permitted development guidance published

2010-09-28T07:01:00.002-07:00

A technical guidance document covering the permitted development regime for householders was published this month by the Department for Communities and Local Government.
Significant amendments were made to permitted development legislation in October 2008. In our experience the amended rules have proved to be enormously beneficial to our clients who have wanted to develop their homes during the previous 2 years, by allowing greater flexibility for expansion without the need for permission, or otherwise providing a good starting point for negotiations with local authorities concerning larger extensions which do require consent. Clients are often pleasantly surprised about how much can be achieved thanks to the legislative changes.
However the legislation has, to a certain extent, been open to interpretation, and with several more marginal cases it has proved prudent to check with the local authority that they agree with our interpretation, given the lack of case law on the subject.
We therefore welcome the new technical guidance document as it will provide greater clarity and smooth the process further.
PDP are happy to provide assistance to anyone wishing to interpret the General Permitted Development Order. With the last remaining grey areas cleared up by this guidance document, the Permitted Development tool can now be used to greatest effect.
The GPDO covers the following types of development:
• The enlargement, improvement or alteration of a house such as rear or side extensions as well as general alterations such as new windows and doors
• Additions or alterations to roofs which enlarge the house such as loft conversions involving dormer windows
• Other alterations to roofs such as re-roofing or the installation of roof lights
• The erection of a porch outside an external door
• The provision of buildings and other development on land surrounding the house (the ‘curtilage’)
• The provision of hard surfaces on land surrounding the house such as driveways
• The installation, alteration, or replacement of a chimney, flue or soil and vent pipe
• The installation, alteration, or replacement of microwave antenna such as satellite dishes.

Housing incentives plan outlined by Government

2010-09-28T07:01:00.001-07:00

Housing minister Grant Shapps conformed this month that the government’s plans to 'reward' councils that give planning consent for the building of new homes will be introduced early in the upcoming Spending Review. Shapps has outlined a system of incentives for councils to build new houses which will involve the Government matching the additional council tax raised by every new house built for the next six years.

For example a council approving 100 new Band ‘D’ homes – currently around £1,400 a year in council tax – would be entitled to £840,000. The minister said he wants to use the incentives, which can fund either more frontline services, new playground facilities or council tax discounts, to boost house building.
He said: "With house building falling to its lowest level since 1924, action is needed now to build the homes the country needs”.

A consultation paper on the final scheme will be published following the Spending Review in October. PDP will review the consultation paper as soon as it is available and are happy to advise any clients wanting to know whether the incentives may influence individual development proposals.

PDP visit BRE in Watford and Accordia living in Cambridge

2010-08-27T04:22:00.001-07:00

To stay ahead of the game, PDP went to explore the Building Research Establishment (BRE) in Watford, a “world leading and ground breaking demonstration development” intended to show how future sustainable buildings can be achieved.

It boasts seven sustainable houses (built to various levels of the Code for Sustainable Homes), a sustainable health centre and over 300 different construction innovations and emerging technologies designed to minimise environmental impact and reduced emissions, without impacting on build quality.

The prototype buildings are all uniquely designed by various house builders and are constantly monitored for environmental performance over time.

From an architectural perspective, the team was highly impressed by the various innovative features and ideas on display, despite the fact that many of the designs challenged the traditional house building concepts that we have become accustomed to over the decades.

PDP also visited Accordia Living in Cambridge. This is high density housing at its very best, demonstrating that volume house-builders can deliver high quality architecture – and that as a result they can improve their own bottom line.

PDP feel it is important to keep pace with technological advancements across the country, particularly where they concern minimising the environmental impact of new built development.

PDP help concerned residents in Spondon -refusal

2010-08-27T04:20:00.000-07:00

Planning Design Practice were approached by concerned residents in Spondon who were seeking to oppose the extension and change of use of a small private gym to a boxing club. There were concerns raised amongst the residents relating to noise, loss of light, and impact upon outlook. Despite a recommendation of approval from planning officers, PDP spoke at planning committee and were able to ensure the application was refused. Both PDP and the local residents supported the proposed introduction of a boxing gym into the Spondon area, but felt that the proposed site was inappropriate for such a use.

‘Right to build’ policy publicised

2010-08-27T04:18:00.000-07:00

The Government issued an e-leaflet this month to publicise their ‘right to build’ idea. The proposed strategy, which is to form part of the Localism Bill which the administration plans to publish later this year, involves giving community organisations the freedom to permit new local developments without a specific application for planning permission, as long as there is overwhelming community backing in a local referendum.
Any surplus made from the sale or renting of homes would be recycled for the benefit of the community. But community organisations would not be restricted to just building family homes - they could choose to build sheltered housing for the elderly, or set aside plots for people to build their own homes. They could even offer long-term, low rent deals for local shops, community halls or sports facilities.
The Campaign to Protect Rural England and the Royal Town Planning Institute have both questioned the proposals, however, preferring that the development plan system form the basis of decisions rather than simple public ballots.
PDP will keep a very close eye on relevant legislative developments over the coming months and would be happy to advise any individuals or community groups wanting to understand the implications of the policy changes further.

Planning & Design win consent for Ménage and Tennis Court in sensitive rural location

2010-07-21T04:12:00.001-07:00

At planning committee on Tuesday evening Jonathan spoke in favour of a new Tennis Court and Menage near Bradbourne. The new facilities are to be added to a property where the company has successfully achieved planning permission back in 2006.

The site lies on high ground close to the boundary with the Peak National Park. The site lies immediately adjacent to the approved house and outbuildings which includes four stables. Using appropriate landscaping and taking account of the slope of the land in the design of the menage a scheme was developed that meet the clients needs while protecting the wider environment. Whilst there were no objections from neighbours the Parish Council was strongly against the scheme and this triggered a referral to planning committee.

Committee members met at the site and were able to speak direct to the Parish chairman who again voiced his concerns. Enhanced landscaping proposals were presented to the meeting to allay these concerns and the changes were supported by the planning officer.

At the committee meeting that evening members supported the planning officer’s recommendation for approval subject to the additional landscaping. Notwithstanding their differences our client and the Parish Council Chairman found that they could get on well. The chairman was given a tour of the property and our client has agreed to become more involved in the parish and to support parish events.

The turn of events in the evening reminded me of the importance of community relations, particularly for new comers to an area. The Parish had drawn erroneous conclusions about our client and had reacted as much to their vision of him as to the development itself.

Get the politics of an area right and the planning process is much easier.

Approval for extension to historic cottage in Conservation Area

2010-07-21T04:09:00.001-07:00

PDP were delighted to help secure planning consent this month for the construction of a new two storey extension to a 19th Century stone cottage in a Derbyshire Dales Conservation Area.

PDP worked alongside architects Pilkington McPhee to provide a sensitive design that met the client’s brief whilst also satisfying the requirements of planning and conservation officers.

The proposed scheme involved extending to both the rear and side of the existing cottage, in order to provide a new master bedroom, bathroom, utility and snug.

Despite the amount of additional internal space being provided, the proposed extension does not detract from the character and appearance of the existing cottage. The rear part of the extension is to replace a couple of small previous additions and will be well hidden between the back of the cottage and a large retaining wall. The side part of the extension will be set back from the front face of the building, and will have lower ridge and eaves levels, ensuring that the visual dominance of the original cottage is preserved.

A design statement was submitted with the application which examined the history of the property and its role within the Conservation Area, and assessed traditional local building practices.

After receiving the support of Council officers the application was approved under delegated powers on 15th July 2010.

Derbyshire and Nottinghamshire Chamber of Commerce (DNCC) Annual Golf Day

2010-06-28T02:08:00.000-07:00

The Planning and Design Practice and Orchid IT entered a team into the Derbyshire and Nottinghamshire Chamber of Commerce Annual Golf Day. The event, held on Friday the 11th June 2010 at Cotgrave Golf Club in Nottinghamshire, offered the opportunity to network with likeminded individuals, as well as the opportunity to showcase our businesses through a number of sponsorship packages.

Our team played well and finished in fourth spot, narrowly missing a trophy by just 2 stableford points. Better luck next year!

New policy regime emerging

2010-06-28T02:07:00.000-07:00

The development industry is watching with interest as a new national planning policy regime is starting to take shape.

Communities and Local Government Secretary Eric Pickles sent a letter to all Local Planning Authorities at the end of May outlining his intention to ‘rapidly abolish regional strategies and return decision making powers on housing and planning to local councils’.

This was quickly followed by the publication in early June of a revised version of Planning Policy Statement 3 (Housing), in which garden land was re-classified from Brownfield to Greenfield, and housing density targets were abolished.

The new measures are intended to return decision making to local councils and stop unrestrained ‘garden grabbing’.

It is not yet completely clear how the changes will impact upon decision making at the local level. Although the secretary of state has announced his intention to abolish regional strategies (and the policies and housing targets that go with them), and has requested that his letter is treated as a ‘material consideration’, the formal abolition of regional strategies has yet to occur.

Certain Council’s in the local area are, at the time of writing, continuing to view development proposals on garden land within settlement boundaries favourably, given the need to meet (surviving) housing targets. Others may choose to take a harder line.

Here at PDP we will continue to monitor the situation carefully as the coalition government’s new approach continues to emerge and bed down, and will update clients of any significant developments via the monthly newsletter.

Derby's Property & Business Investment Show

2010-05-26T02:02:00.000-07:00

Planning Design Practice exhibited at this year’s Derby Property & Business Investment Show which was held on the 11th May 2010 at Pride Park Stadium, Derby.

The show attracted the cream of Derby’s built environment sector and proved to be a huge success for everyone involved. Although many of the exhibitors talked of tough times, there was a real sense of optimism in the air that better times lay ahead. Over 200 people gathered at the show’s seminars to hear speakers from Cushman and Wakefield and the House Building Federation, as well as from sponsors Marketing Derby, Derby Cityscape and Rigby & Co.

Planning Design Practice are looking forward to exhibiting at the larger and more prestigious East Midlands Property and Business Investment Show in November 2010. We hope to see you there!

Extension to barn conversion approved

2010-05-26T02:01:00.000-07:00

Planning Design Practice have secured planning permission for an extension to a converted barn at a site near Rotherham.

Initially, the Local Planning Authority were unhappy with the principle of an extension to the converted barn because they felt that it would result in the over-domestification of the building. However, Planning Design Practice were able to locate Ordnance Survey images of the original barn from the late 1800’s depicting a long linear single-storey extension. Planning Design Practice also put forward photographic evidence of markings on the wall of the original barn to demonstrate the existence of a former pitched roof extension.

Given this weight of evidence, the Local Planning Authority eventually accepted proposals for a substantial single-storey extension to the building. The extension was designed to appear as rural in character and appearance as possible, so as not to impact upon the rural street scene.

Construction of 3 dwellings - land adjacent to 140 Stenson Road, Derby

2010-05-26T01:57:00.000-07:00

The site lies on Stenson Road on the south west side of Derby about two miles from the city centre, 140 is a large semidetached Victorian Villa. The property benefits from a large side garden which used to contain a tennis court. The next property along the street is 146 Stenson Road.

When the Street was first developed and numbered it was taken that this ‘plot’ would be used for 142 and 144 Stenson Road. The development proposal now before Derby City Council is for three dwellings, two on the road frontage with a dormer bungalow behind. The outline application shows two large detached houses on the frontage, detailed design of all three dwellings is reserved for later consideration.

The key issues relating to this development are:

1. Trees
2. Access

Two large Copper Beech trees are located on the road frontage. These are important to the street scene and must be retained. Gaining access while retaining these trees and providing the necessary visibility splays and road widths without harming the trees have proved to be very difficult. Various options were considered but in the end widening the existing access was seen as the only way to achieve the access improvements and protect the trees.

Agreement has now been reached with highways and with the Council’s tree officer and a decision from the Council is expected within days.

This is currently a brownfield site as it is classed as garden land. Proposed changes to planning legislation proposed by the Coalition will make garden land ‘green’ land with a presumption against development. This raises an interesting question in relation to the development of urban sites. Locations such as this were originally envisaged as being developed. The history of this site is unusual, and the application addresses the anomaly of the past. This site should be development; its development lowers pressure on Greenfield sites on the edge of the city and provides homes in a location well served by facilities and amenities. Councils have always had the power to protect existing low density developments from infilling using local plan policies. This power could easily be used more widely without a change in the status of garden land.

See PDP at The East Midlands Property and Business Show on 11th May 2010

2010-04-28T06:35:00.000-07:00

(Click to View Larger Images)

Join PDP in the Pedigree and Toyota Suites at Pride Park Stadium on

Tuesday 11th May 2010.

Entrance to Exhibition and Sponsors Seminar is free of charge.

Tickets for the exclusive VIP Network Lunch tickets are £17.50 + vat and available direct from accounts@showbizgroup.co.uk

Conversion of The Vaults, Wirksworth into Residential and Commercial Uses

2010-04-28T06:14:00.000-07:00

The Vaults is a well known pub and hotel in the centre of the town. One of six remaining pubs in the town centre it closed about 18 months ago after a slow decline. The pub during its last review was rated as being poor for its food, its ambiance and its service. Once the home of a nationally famous wine merchant the building built in 1800 and listed was left vacant while new owners were sought.

We were approached by the new owner back in the autumn to look at bringing the building back into use. At the same time we were interested in enhancing the building and its setting. Historic photographs showed the building in the 1880s, with gardens and railings and whilst the immediate environment was altered and much of the garden lost in the 1970s when the District Council built a new road and car park nevertheless the opportunity is there and the client is prepared to make the changes.

We had identified the need for smaller flats in Wirksworth for single people and those on moderate incomes. Working closely with the Council’s conservation officer and the planners we devised a scheme for six flats and two commercial units on the ground floor. Having been a pub the ground floor could be converted into shops, a restaurant of professional offices without planning consent .We widened the number of uses to include general offices and heath uses. Following pre-application discussions with County highways we submitted the application. The application garnered wide support and was approved at the end of April 2010.

The vaults is a great example of what can be achieved, the buildings historic character will be protected and enhanced, the setting of the building will be improved, the building will provide new moderately priced homes and the business units will provide employment and enhance the vitality and viability of the town.

Work is expected to start immediately and the first show flat is expected to be ready for viewing at the Wirksworth festival in September.

Permission Obtained For New End of Terrace House in Mayfield, Ashbourne

2010-04-28T05:40:00.000-07:00

PDP were delighted to recently secure full planning consent for the construction of a new end of terrace dwelling in the popular village of Mayfield, near Ashbourne.

PDP were asked by a local builder who had purchased the neighbouring property about the development potential of its large side garden.

After holding initial discussions with Planning and Highway Officers about the basic concept, PDP prepared and submitted detailed plans for a new three bedroom, end of terrace property, along with a supporting statement justifying why new development should be allowed in the desired location. The application was subsequently approved under delegated powers by East Staffordshire Borough Council Planning Officers.

To ensure an excellent quality living environment, the new property has been designed to have a triple aspect, with windows looking out across the south-facing front garden, the rear garden and the open fields to the east. Front and rear gardens will be provided for the both the existing and new properties, and a covered walkway will provide pedestrian access between the two houses. Both properties will benefit from off street parking. The existing boundary hedge around the side garden of the existing house will be lowered and retained, to help protect and enhance the quality of the street scene.

Newsletter - March 2010 New Housing Scheme

2010-03-30T04:22:00.000-07:00

Approval for Sensitive New Housing in Village Conservation Area

PDP were delighted to obtain planning consent earlier this month for the redevelopment of a large site in the village of Bolehill, near Wirsksworth, with a sensitive scheme for 7 new houses.

The site is currently occupied by an empty timber-framed building which was the Women’s Institute hall until two years ago, a brick house and a garden. PDP put together the scheme on behalf of 2 local builders.

Detailed designs were prepared by PDP, based on an assessment of character of the Conservation Area. The proposed layout was designed to respond to the steep and varied topography of the site, respect the established built form of the village, and complement the existing spaces surrounding the site. Each of the seven houses were carefully designed to individually and collectively reflect the characteristics of existing buildings in the village.

Prior to and during the application process careful negotiations were held with Planning and Conservation Officers, the Derbyshire Dales Conservation Advisory Forum, English Heritage, and the Highway Authority, amongst others.

Despite 21 letters of objection being received by the Council in response to the proposals, the Derbyshire Dales Central Area Planning Committee resolved to approve the application at their meeting on 2nd March.

Newsletter - March 2010 Residential Barn Consent

2010-03-30T03:43:00.000-07:00

Consent Secured for Residential Barn Conversion Scheme

PDP were delighted to obtain planning consent this month for the conversion of a range of traditional farm buildings at Park Farm, Little Eaton, to residential accommodation.

The U-shaped range of 18th and 19th Century buildings enjoy a beautiful rural setting, in Green Belt north of the village.

A sensitive scheme for the conversion of the buildings to a four bedroom home was submitted to Erewash Borough Council following initial negotiations. The proposal also included the re-use of a further building as a garage and home office, and the removal of several modern sheds to enhance the appearance of the site.

The application was accompanied by a structural survey, an ecological survey and an estate agents report examining the viability of commercial re-use.

The application was subsequently approved by Council Officers under delegated powers.

We look forward to seeing buildings restored and brought back to their former glory.

The Homebuilding and Renovating Show 2010

2010-03-30T03:31:00.001-07:00

The Homebuilding and Renovating Show 2010 was a resounding success. Given this was Planning Design Practice’s first year exhibiting at the event, it was reassuring to learn that show organisers reported increased attendance from last year and previous years. Planning Design Practice were able to help and advise numerous self builders and homeowners of the potential planning pitfalls surrounding their various schemes, with many enquiries turning into new work.

As well as exhibitions from the key players within the built environment sector, the show delivered a series of master classes and seminars on various planning and environmental issues. Online notes from these master classes and seminars can be found on the Homebuilding and Renovating Show’s website via the following link: http://national.homebuildingshow.co.uk/News.apx.aspx

Planning Design Practice are looking forward to exhibiting at the Homebuilding and Renovating Show 2011, although you needn’t wait until then to approach us with your planning and design related enquiries!

Newsletter - February 2010

2010-02-26T08:24:00.000-08:00

Consent for herdsman’s dwelling in rural Staffordshire

PDP recently obtained outline planning consent for the construction of a new herdsman’s dwelling on a 190 acre farm in East Staffordshire.

New dwellings in the open countryside are very strictly controlled by planning policy, however an allowance is occasionally made where there is an essential requirement for a new dwelling to support an established agricultural enterprise.

The farm already contained a dwelling, occupied by the applicant and his wife, however the applicants son was having to commute 16 miles daily in order to fulfil his role as chief herdsman. The application argued that there was a functional requirement for a chief herdsman to be on site 24 hours a day, and that it was unreasonable to expect the applicant, who also worked full time on the farm, to vacate his home in order to provide the required accommodation.

An agricultural appraisal was submitted with the application, to demonstrate the functional need, an assessment of alternative sites, to demonstrate that the site chosen was the most suitable on the holding, and a design and access statement which included case law relevant to the scenario.
The outline approval secures the scale and siting of the new dwelling. Indicative plans which were submitted as part of the application showed a 150 sqm, 3 bedroom detached dwelling with a private garden and detached garage / storage building.

Newsletter - February 2010

2010-02-26T08:19:00.000-08:00

PDP wins approval for a new shop, office tea rooms and commercial kitchen on a caravan park in near Buxton

Cloverfields Caravan Park lies to the south west of Buxton, close to Harpur Hill. PDP obtained planning permission in 2003 for 25 pitches and a toilet block. In the last few years we have obtained further planning permissions to extend the operation and the site now has 45 caravan pitches, a camping field for up to 50 pitches, amenity areas and a toilet/washroom block.

The site is operated to a high standard and has an excellent reputation for customer service and with its growth has come a need for new facilities to meet the needs of caravanners, campers and the wider area.

Following discussions with the client it was agreed that the shop, office, tea rooms, toilets and kitchen could all be placed under one roof in a single amenities block. The tea room would also double up as a meeting space for the many group and societies which use the site. The kitchen is designed as a commercial kitchen which will service both the tea rooms but will also provide a range of pre-prepared meals for caravanners and campers which will be sold in the shop and distributed to local retail outlets. The office will replace the owners own home which until now has served the needs of the site.

The building was designed by Jonathan Jenkin from PDP as a timber clad building with veranda providing a meeting space by the entrance to the shop and office, and in keeping with the other approved buildings on the caravan site. The design provides full disabled access to all spaces; the tea rooms benefit from open views across the Derbyshire hills and have level access to a large grassed area at the side of the building which can be used for sitting and for meals in summer. The kitchen has its own separate entrance and vehicular access drive for deliveries and visitors. Attention was also paid to security, and shutters where incorporated into the design for all windows and doors.

The design was agreed in principle by the Area Planning Officer as part of a pre-planning consultation. The site is popular with local people, the applicants are well liked and the proposal did not attract any objections. The scheme was approved under delegated powers and work is expected to commence later in the year.
The amenities building is an example of a development which met and exceeded the clients brief because, through our involvement and discussion, the opportunities to add value became more and more apparent. There are so many linkages and this made the project exciting to work on. The design followed on from the functional needs of the client which as produced a building that is aesthetically pleasing, practical, and cost effective.

Newsletter - February 2010

2010-02-26T08:15:00.000-08:00

Homebuilding and Renovating Show at the NEC in Birmingham on the 18th – 21st March 2010

Planning Design Practice are exhibiting at the Homebuilding and Renovating Show at the NEC in Birmingham on the 18th – 21st March 2010.

The event is the UK’s biggest self-build and renovation event and is crammed full of all the advice, ideas, inspiration and innovations you need to create the home of your dreams - all under one roof.

Planning Design Practice have 250 free tickets to the event to give away to new and existing clients. Should you wish to attend, please don’t hesitate to get in touch.
Don’t miss your opportunity to meet over 450 of the UK’s leading self-build and renovation companies and view the latest products, services and trends for building, renovating, extending or improving your home. Plus with more independent advice and educational content than ever before you are sure to pick up new ideas. No matter what stage you are at, no matter how many projects you have done before there is something for everyone. From budget to built it’s all covered at this event!

January 2010

2010-02-01T08:20:00.000-08:00

PDP - Running 10k for Charity 11/04/10

The team at Planning Design Practice Ltd ran the Derby 10k race last year and had a great deal of fun training and competing in the event, however, this year we felt it would be good to have fun and make some money for a worthy cause at the same time. We've decided to race in aid of the Anthony Nolan Trust, a charity that takes back lives from leukaemia. All we need now is your help and support; so if you feel like making a donation, just follow the link below.

http://www.justgiving.com/planningdesignpractice

January 2010

2010-02-01T08:18:00.000-08:00

PDP wins approval for a new road access and outline consent for 5 dwellings in Littleover

The site lies south east of Littleover village centre and consists of two detached houses located within extensive grounds. The properties suffer from a narrow steep and dangerous access which prevents them from being upgraded and sold on. The gardens are so extensive that they long ago ceased to be fully managed and are overgrown. This is a classic sustainable urban site close to a wide range of amenities that should be developed in preference to edge of city locations.

The site contains important roadside trees which add to the amenity of the area and protect the site from road noise. In preparing proposals for the development of the land and the creation of the access, PDP and the applicant worked closely with an Arboricultural consultant. The consultant identified the most important trees, advised on root protection zones and appropriate pruning. The plans were then drawn up to maintain and protect the best trees on the site while allowing for an appropriate level of development. Trees can in our experience add significant value and should be integrated into a development whenever possible.

The City Council has recently adopted new highway standards and has incorporated new advice from the Government. In our experience when new policies are being operated which have not had time to bed down, differences in opinion can arise and in this case the planning approval was held up because of a difference of opinion between the head of highways and a leading councillor. After a two month delay the application was approved in accordance with the councillor’s wishes.

The access is expected to be built in the spring with the development of the five dwellings to follow on later as the housing market picks up. The access will serve the five new houses in addition to the two existing houses. The site also backs onto another parcel of undeveloped land and the layout makes an allowance for further development should it be possible in the future.

January 2010

2010-02-01T08:13:00.000-08:00

New Year brings exciting challenges for PDP

The first month of 2010 has seen the Planning Design Practice commissioned to work on a number of exciting projects across Derbyshire and Staffordshire, as clients plan for the year ahead.

Projects commissioned and started this month include:

· A new housing development in a historic part of Chesterfield;
· A new industrial composting facility in the Derbyshire Dales;
· A new caravan park in the Peak District National Park;
· The conversion of Listed buildings in a Derbyshire Dales Conservation Area to residential accommodation;
· The construction of 12 affordable eco homes and a care home in Erewash;
· The construction of a toilet / amenity block and access track to serve fishing lakes in the Staffordshire Moorlands;
· The construction of 12 new homes in a Derby suburb

The team are looking forward to developing the proposals further in the coming weeks and months.

December 2009 Newsletter

2010-01-12T08:10:00.000-08:00

Barn conversions nearing completion

PDP are pleased to report that two of the four barn conversions for which they obtained planning permission at Upper Ashgate Farm in Old Brampton, near Chesterfield, are nearing completion.

PDP originally obtained consent to convert the historic range of barns, which are contained within a Conversation Area, in 2006, on behalf of the Sitwell Estate and their agents Shuldham Calverley. In 2009 PDP were involved again in discharging conditions ready for the development to commence.
The estate has since converted the first two barns to a very high standard, and intends to progress to the conversion of the two remaining barns in the near future.

December 2009 Newsletter

2010-01-12T08:08:00.000-08:00

PDP represent local residents as housing scheme is refused

PDP recently represented a group of twenty Ashbourne residents in objecting to a scheme for the demolition of a single house and the erection of 14 apartments.

The application was considered by the Derbyshire Dales Southern Area Planning Committee at their meeting of 30th November 2009, and had the planning officer’s recommendation for approval.

Jonathan Jenkin, Managing Director of PDP, addressed the Committee on behalf of the residents group and expressed his concerns about the scale and appearance of the proposed building and its likely impact on the street scene.

Prior to the Committee Meeting, Jonathan Jenkin also made representations to the Town Council, who subsequently decided to object to the scheme themselves.
Planning Committee Members voted unanimously to refuse the application, on the grounds that the scale, siting and design of the proposed development would be detrimental to the visual amenity, character and appearance of the area.

November 2009 Newsletter

2009-12-01T08:24:00.000-08:00

Townscape Improvements and the Partial Redevelopment of the Spread Eagle Car Park – Willington Road/Portland Road/Main Street Etwall for Judy Taverns

A Derby planning consultancy has successfully achieved permission for housing developments in two villages, despite local opposition.

The Planning and Design Practice, based in Vernon Gate, which specialises in housing and rural development matters, won the go-ahead for schemes in Etwall and Tansley.

The scheme in Etwall involved the car park of The Spread Eagle pub in the centre of the village, which has played an important part of the area’s social life for more than 200 years.

Situated in the village conservation area, the pub was once surrounded by other buildings which have been demolished, leaving it sitting in sea of tarmacadam.

Working on behalf of new owners Judy Taverns, Jonathan Jenkin, the managing director of The Planning and Design Practice, came up with a scheme to build two pairs of semi-detached homes on the rear of the car park off Portland Street, with their own parking.

The scheme, which was approved by South Derbyshire District Council planning committee, despite 10 objections, also involved re-locating the beer garden to the front of the pub so that it can also be used as a meeting area.

Six of the remaining 14 parking spaces which front Willington Road will also be available for people using nearby shops. New walling and paving will define the edge of the car park and the road.

“This will make a big difference to the centre of the village, improving its appearance,” said Jonathan. “As well as providing new housing, it will prevent haphazard parking which is a potential danger to children from John Port School and other pedestrians.”

In the other scheme, the company represented Peak District Rural Housing Association with plans to build eight low cost homes for rent to local people on a greenfield site at West Yard at the end of Thatcher’s Croft. The site is just outside the village boundary, but surrounded by housing.

Landowner and builder James Neville had drawn up the scheme, for which The Planning and Design Practice obtained planning permission form Derbyshire Dales District Council planning committee.

There was strong opposition to the scheme, which was prompted initially by a survey which identified a need for new homes to retain young people in the village, but objectors failed to identify an alternative site.

November 2009 Newsletter

2009-12-01T08:08:00.000-08:00

PDP in the Media

Some of the more larger-scale projects undertaken by PDP are featured within thelocal media, and this month was no exception. The Derby Evening Telegraph ran articles relating to a mixed use scheme submitted by PDP and approved by Derby City Council on a site at City Road,

Furthermore, the Derby Evening Telegraph also ran stories relating to a scheme in the Derbyshire Dales where PDP secured planning permission for 8 affordable dwellings at the West Yard site in Tansley.

Finally, PDP were also featured in the media for a scheme that was approved by South Derbyshire District Council for the urban redevelopment of the Spread Eagle Public House in the centre of the village of Etwall. The scheme, put together and submitted by PDP, was praised at planning committee by a number of South Derbyshire councillors.

The above-mentioned articles can be viewed below. Alternatively, the full articles can be viewed through the following links:

City Road

http://www.midlandsbusinessnews.co.uk/2009-10/prominent-

http://www.thisisderbyshire.co.uk/news/Work-way-landmark-new-look/article-1412198-detail/article.html

Tansley & Etwall

http://www.thisisderbyshire.co.uk/news/Green-light-given-build-village-homes/article-1518408-detail/article.html

Work under way to give landmark its new look
Tuesday, October 13, 2009, 07:30

A DISUSED building on the edge of the city centre is getting a six-figure makeover.
After a lengthy planning process, a former exhaust and tyre depot on the corner of City Road and Mansfield Road is being revamped to create three new business premises.
Construction work is now being carried out at the building, which has been boarded up for two years.

Next door to a newsagent and general store and close to offices, houses and new apartments, the building is being converted into a restaurant or café premises, a shop and a hot food takeaway.
The proposed restaurant and café at the back of the site will measure 1,000 sq ft and have seating outside with views over the river.

Fronting the development, which will be highly visible from Mansfield Road, will be a shop unit measuring more than 1,000 sq ft.

The entire site area, including parking spaces, measures 8,200 sq ft.

Built in 1961, the building replaced the former City Mill silk mill, which burned down in 1955.
City Hall Developments, based in Spondon, owns the freehold and is behind the project, developed in conjunction with the Planning and Design Practice in Vernon Gate and Derby commercial property agent Salloway.

Salloway says the middle takeaway unit is under offer and will be occupied in early spring, by which time construction work will be complete.

City Hall Developments originally wanted to use the land for a residential scheme but that proved unworkable as the site is so near the river.

The Planning and Design Practice came up with an idea for a seven-storey office block but this had to be withdrawn in the face of an objection from the Environment Agency, again because of constraints to new developments close to the river.

New uses were discussed with the city council, which granted planning permission for the change from industrial use to retail and food.

Jonathan Jenkin, director of the Planning and Design Practice, said: "The site has been an eyesore and it detracts from the appearance and character of Mansfield Road, particularly with the new developments such as apartments there. "This redevelopment will provide services for local people."

Marc Ballard, senior surveyor at Salloway, said: "It has been a long and challenging process to bring this forward but it should do very well. "Chester Green doesn't have a lot of amenities. There are a lot of offices and homes nearby and it is close to Landau Forte College," he said.

Green light given to build village homes
Tuesday, November 17, 2009, 07:30

A PLANNING consultancy has successfully achieved permission for housing developments in two Derbyshire villages.

The Planning and Design Practice, based in Vernon Gate, which specialises in housing and rural development matters, has won the go-ahead for schemes in Etwall and Tansley.

The Etwall scheme involved the car park of The Spread Eagle pub in the centre of the village, which has played an important part of the area's social life for more than 200 years.

Situated in the village conservation area, the pub was once surrounded by other buildings which have been demolished, leaving it surrounded by Tarmac.

Working on behalf of Judy Taverns, the pub's new owner, Jonathan Jenkin, managing director of The Planning and Design Practice, developed a scheme to build two pairs of semi-detached homes on the rear of the car park off Portland Street, with their own parking.

The project, which was approved by South Derbyshire District Council planning committee, also involved re-locating the beer garden to the front of the pub so that it can also be used as a meeting area.

There were 10 objections, mainly at the loss of car parking, but six of the remaining 14 parking spaces which front Willington Road will also be available for people using nearby shops.
New walling and paving will define the edge of the car park and the road.

"This will make a big difference to the centre of the village, improving its appearance, said Mr Jenkins. "As well as providing new housing, it will prevent haphazard parking which is a potential danger to children from John Port School and other pedestrians. "It also increases the value of the site and allows for further improvements to the pub."

In the second scheme, the company represented Peak District Rural Housing Association, with plans to build eight low-cost homes for rent to local people on a greenfield site at West Yard at the end of Thatcher's Croft.

The site is just outside the village boundary, but surrounded by housing.
The Planning and Design Practice obtained planning permission from Derbyshire Dales District Council planning committee.

There was strong opposition to the proposed scheme, initially prompted by a survey that identified a need for new homes to retain young people in the village.

Objectors failed to identify an alternative site.

November 2009 Newsletter

2009-12-01T08:00:00.000-08:00

Permission obtained for second extension to popular Derbyshire Dales Camping and Caravanning Park

On behalf of Ashbourne Camping and Caravanning Club Site, Bradley, PDP recently secured planning consent for the use of a third field at the Park for camping and caravanning. In 2007 PDP obtained consent on behalf of the previous owners of the Park for a second touring field. The second field is now well established and was fully occupied during the recent summer season, hence the need for further accommodation.

The application was accompanied by a landscape impact assessment, which demonstrated that the location chosen for the third phase is extremely well screened by existing landscape features, when viewed from surrounding public vantage points.

The proposal included the laying of an artificial reinforcement mesh on top of part of the existing field, to provide a solid base for caravan pitches whilst maintaining the green and pleasant appearance of the land. The mesh is designed to allow grass to continue to grow through a series of small holes, and is itself green in colour.
PDP are delighted to have assisted the sensitive growth the of the Park for the second time, and look forward to seeing the new field brought into use in time for the forthcoming summer season.

October 2009 Newsletter

2009-10-30T09:59:00.000-07:00

THE EAST MIDLANDS PROPERTY SHOW

There is a great shaped seminar for delegates this year, hosted by John Cadwallader (Derby Cityscape), Chris Brown (Bank of England) will finger on the economic pulse and no doubt report on the impact of quantitative easing. Ken Braddock (HSBC) will look at current funding for business investment in particular the opportunity to Franchise your ideas for a business model and our special 10th anniversary guest is Big Brother/ 60min makeover celebrity and property entrepreneur Craig Phillips.

October 2009 Newsletter

2009-10-30T09:53:00.000-07:00

8 Affordable Homes for Tansley Derbyshire

Working as agents for the Peak District Rural Housing Association, we obtained planning permission for six houses and two flats on a greenfield exception site on the edge of Tansley in October. The permission was hard won. The proposals had been drawn up following a housing needs survey undertaken by the Parish Council in July 2008. This survey identified a need for up to 28 affordable dwellings, to meet the needs of primarily young people who wanted to remain in the village. Using a standard discount value, the immediate need was identified for 9 homes.

The Head of Development Control visited the village back in February and reviewed all the possible alternative sites before agreeing with the Parish Council that the West Yard site was the best. In this case the landowner is also the builder, making the scheme viable as very little money is paid to the landowner for a 100% affordable housing scheme.

The application attracted substantial level of objection from an active minority in the village. It was a classic NIMBY action where concern was expressed that it was an affordable only scheme that would attract the ‘wrong sort’ of people to the village notwithstanding that the houses would only be let to people from the village.

In the face of this opposition the Parish Council changed its position and raised an objection to the development. The objectors raised wildlife and flooding issues requiring the provision of extra reports, at significant cost to he applicant. The application went to committee in September and was deferred to allow the objectors to identify an alternative site. At the beginning of October the planning committee meeting was abandoned due to a very unfortunate incident when an objector to another planning application had a major heart attack in the meeting.

On the 22nd October 7 weeks after the original meeting and with the objectors having failed to identify an alternative site, permission was granted in the teeth of vocal and at times unseemly opposition. Strong support was given to the proposals by planning officers and spoken local support from the village at the meeting helped sway Councillors.

It was a night that I felt particularly proud that we had achieved a good result and we would be pleased to take forward other affordable housing schemes with Registered Social Landlords.

October 2009 Newsletter

2009-10-30T09:40:00.000-07:00

Approval for conversion of historic building in Eckington Conservation Area

Working alongside estate agents Shuldham Calverley on behalf of owners the Sitwell Estate, PDP secured Planning and Listed Building Consent in October for the residential conversion of an historic stone outbuilding in the grounds of the Grade II Listed Southgate Old House, in Eckington, North Derbyshire.

Southgate Old House is an attractive, mid seventeenth century estate owned property situated on Southgate, the road linking the Sitwell family’s ancestral home Renishaw Hall and Eckington town centre.

The outbuilding, which is believed to date from the same period as the house, has been redundant for a number of years, and recent attempts to secure reuse through conversion to either office or residential had been hampered by limitations in visibility sightlines at the site’s entrance.

A satisfactory scheme was finally agreed with the Local Authority in October, which involved sensitive alterations to the site frontage to improve both driver and pedestrian visibility. PDP are delighted that a viable use has finally been secured for this humble but historically important building, and look forward to seeing the building restored in due course.

October 2009 Newsletter

2009-10-30T09:15:00.000-07:00

RTPI Success

Andrew Gore, who has been employed at the Planning Design Practice as a Planning Consultant since December 2007, has recently obtained full accreditation from the Royal Town Planning Institute (RTPI). The accreditation means that Andrew is now a fully Chartered Town Planner, which is excellent news for Andrew, PDP and all PDP customers alike.

September 2009 Newsletter

2009-10-01T08:41:00.000-07:00

The East Midlands Property Show

There is a great shaped seminar for delegates this year, hosted by John Cadwallader (Derby Cityscape), Chris Brown (Bank of England) will finger on the economic pulse and no doubt report on the impact of quantitative easing. Ken Braddock (HSBC) will look at current funding for business investment in particular the opportunity to Franchise your ideas for a business model and our special 10th anniversary guest is Big Brother/ 60min makeover celebrity and property entrepreneur Craig Phillips.

September 2009 Newsletter

2009-10-01T08:37:00.000-07:00

CHANGE OF USE OF FORMER EXHAUST AND TYRE DEPOT TO SHOP, TAKEAWAY AND RESTAURANT – 1 CITY ROAD DERBY

The applicants came to us first to obtain planning permission for office development on the site. The site lies next to the River Derwent close to the centre of Derby City. It is a very attractive site for high class offices with excellent views across the river. Offices are acceptable in planning policy terms and having undertaken pre-planning application discussions with various organisations on a set of attractive proposals (including the Environment Agency) the application was submitted. It then had to be withdrawn in the face of an objection from the Environment Agency who published a Strategic Management Plan for the river Derwent after our planning application had been made. This Agency Plan introduced new constraints to development which prevented the offices (and development on several city centre sites) from being approved.

In order to get around the constraints and gain a useful planning permission the applicants needed to look at alternatives which would retain the existing building and be viable in the current recession.

With the help of local estate agents and valuers new uses were considered and these were discussed with the Council. The application included the renovation of the existing building, together with new access and parking arrangements. The existing building is unattractive in the townscape and the application provided an opportunity to improve its appearance and character. The application also provided an opportunity to provide local services that the area lacks.

The building sits on the opposite side of the street to offices, houses and apartments next to a newsagents and general store. In this location the building can accommodate a shop, takeaway and restaurant without adversely affecting the amenities of the area. The shop, takeaway and restaurant will meet local needs rather than the needs of the wider city. The proposals were supported by the Council and planning permission was granted. The development is set to go ahead with one of the units’ pre-let and strong interest in the others.

September 2009 Newsletter

2009-10-01T08:34:00.000-07:00

PDP Wins Planning Appeal for 5 Dwellings in Chaddesden, Derby

Planning Design Practice has won a recent appeal for the demolition of a number of garages on a site on Martin Drive, Chaddesden, and the erection of 5 dwellings with associated garages in their place.

The appeal inspector agreed with PDP’s argument that the proposed development would create a sense of place through its differing design and would comply with the principles of good design. The inspector also agreed that the development of the brownfield site to provide affordable housing in a sustainable location would accord with the objectives of Planning Policy Statement 3.

August 2009 Newsletter

2009-09-02T01:10:00.000-07:00

Graham Penny Auctions

Owing to the success of the 9th July auction, PDP have arranged to attend the following Graham Penny auctions in 2009:

3rd September - Pride Park, Derby

15th October - Pride Park, Derby

3rd December - Pride Park, Derby

If you're attending any of the above-mentioned auctions, please don't hesitate to approach our exhibition stand for free planning advice in relation to any planning matters.

August 2009 Newsletter

2009-09-02T00:51:00.000-07:00

Question and Answer

Question

I have seen a property at auction, a lovely stone barn in the National Park with superb views and a good sized garden with planning permission for conversion into a holiday let. I want to buy it as a second home; what are the implications and, if I need to get planning permission for full use as a dwelling what are my chances?

Mr S. Kimble, Chesterfield

Answer

In most National Parks there are strong planning policies to prevent new dwellings being built or converted in the countryside away from towns and villages. But the park authorities have to balance this requirement with the need to maintain traditional buildings in the countryside in order to protect the character of the National Park. Allowing the conversion of traditional buildings into holiday lets is seen as a way of doing this while stimulating the local economy. In this instance, the use of the property is limited by condition and by a Section 106 Agreement which prevents the property from being lived in for more than 42 days a year by the same person or family. If you buy the property as your first house you will quickly breach the condition and the legal agreement. The condition also requires you to keep a register of all lettings. If you are happy to let the property, visiting in between lets, using it as a second home, it may work for you. Capital growth in the property will be limited by the condition and the Agreement, and this should be reflected in the purchase price.

There is very little chance that the Park Authority will allow unrestricted residential occupation, so the barn should not be considered as a future home. If the property was occupied as a dwelling and the Park Authority took enforcement action, the occupants could be evicted. The legal agreement provides a quick method for the Authority to take action if it wants to. The legal agreement is not subject to any time limits, so occupation of the property as a permanent dwelling will always be liable to enforcement action unless the agreement is lifted.

Jonathan Jenkin BA(Hons) BTP MRTPI

August 2009 Newsletter

2009-09-02T00:49:00.000-07:00

Sun Room Extension Approved in Conservation Area

Planning Consent was recently obtained for the construction of a sun room extension in a sensitive Conservation Area location. Although the property had been subject to previous extensions, PDP successfully argued that the proposal would not materially harm the character or appearance of either the existing dwelling or the Conservation Area.

August 2009 Newsletter

2009-09-02T00:40:00.000-07:00

Approval for Green Belt extension on basis of overall enhancement

PDP recently secured planning consent to extend a property in the Nottingham – Derby Green Belt despite the fact that the property was subject to a previous refusal for a much smaller extension. A new design was proposed that sought to add symmetry and balance to the existing property, thus enhancing its appearance. Following negotiations with planning officers the local authority agreed that the overall impact of the proposed extension was acceptable.

2009-06-30T06:03:00.000-07:00

We are branching out!

Due to growing work demands the Planning Design Practice is expanding to a second office within the East Midlands region.

The company is targeting the areas South Yorkshire, North Nottinghamshire and North Derbyshire, and an office located within the Chesterfield area is anticipated in the near future.

Please feel free to contact the Derby office if you have any planning or design related queries within these areas.

Regular updates will be included in our monthly newsletters.

June 2009 Newsletter

2009-06-30T06:00:00.000-07:00

Sustainable Building Codes & Lifetime Homes – Development in Allestree, Derby

We have been commissioned to prepare proposals for the redevelopment of a large corner plot within a 1960s residential area in Derby. The brief is to increase values by developing housing which is attractive to the market but offers future residents significant advantages over current market offerings.

The area is popular with older residents, the area is quiet but with good access to a range of services and facilities. Using the new sustainable building codes and Lifetime Homes Standards, we have devised a set of proposals for 5 two/three bedroom dormer properties targeted at the over 55s with allocated parking, private and shared open space.

The design ethos is modern, with high quality finishes. Each property is designed with a ground floor bedroom and disabled bathroom or shower room and a large open plan kitchen/living space. On the first floor are a further two bedrooms and a bathroom. The buildings will be highly insulated, using block cavity wall and external insulated cladding. The windows will be timber but triple glazed and low maintenance; water use will be kept low by re-using clean roof water for gardens, toilets and washing machines. All appliances & lighting will be low energy and there is the option to incorporate either solar water heating or PV. Each property will have a gas or wood burning stove to provide a focal point and the buildings will incorporate full gas central heating. Energy use will be low, at about a third of current average levels.

The buildings will meet Sustainable Building Code Level 4 and Lifetime homes standard. The lifetime Homes Standard will ensure flexible accommodation suitable for occupiers as they get older. Parking spaces will for instance be wide enough to allow wheelchair users to access vehicles. The site has only a gentle slope, and with an open permeable layout, the development will encourage social interaction.

The aim is to provide a blueprint for future housing developments, housing which is adaptable in a world of diminishing natural resources

June 2009 Newsletter

2009-06-30T05:57:00.001-07:00

Consent obtained for replacement shop front in conservation area

PDP recently secured planning consent for the replacement of an incongruous 1980s shop front with one of a more traditional design, at a fine art gallery in Derby’s City Centre Conservation Area.

The works will be carried out as part of a wider scheme to improve historic buildings in the Conservation Area, for which grant funding has been made available.

The design for the new shop front was informed by an assessment of the history of the building and surrounding area, and agreed informally with grant administrators and city council officers prior to the submission of the application.

In the absence of clear photographic evidence of former shop fronts at the premises, a simple but conventional design was favoured, incorporating the materials and component features of traditional shop fronts but taking its design cues predominantly from the existing building.

The proposed shop front, which will be constructed of painted timber, will incorporate a narrow fascia with individually mounted lettering, pilasters complete with pilaster bases, console brackets and cornicing, a brick stall riser topped with a timber cill, a central window display with central timber mullion, two recessed, traditional style doors with fan lights above, and an awning.

We look forward to seeing the installation of the shop front and with it the further enhancement of the Conservation Area.

2009-05-29T05:43:00.001-07:00

This is a free event held on Friday 19th June. You are encouraged to attend and discuss your planning issues within a relaxed and informal environment.

Please feel free to contact the office on 01332 347371.

May 2009 Newsletter

2009-05-29T05:30:00.000-07:00

Alteration and extension of Garage to provide Tai-chi Studio and Artists Studio

The property is located within the green belt on the edge of Derby. Affording superb views across open countryside the owners wanted to adapt an existing unattractive garage and create a contemplative space as a haven from the pressures of working life.

The 1930s garage is a sound construction but clad in timber strips painted black. Separate from the house the garage was not being used to house cars and the property already had extensive car parking and turning arrangements. The building has a set of roller doors at the front and a small window at the back, through which, with the removal of a hedge (not a boundary hedge) are excellent views of the garden and the open countryside beyond. The clients also wanted a building that could be re-used as a garage at some point in the future

The proposals strip the building back to its original shell. A side extension provides a toilet and wash up together with a garden store. The front door opening is reduced in height and a new internal mezzanine with stairs is added to provide a painting studio. At the rear, the existing window opening is extended into the apex of the building to provide more light and a more spiritual feel. Stained glass is added to the upper panes. With the removal of the hedge and the installation of opening doors, a connection between the garden and the building is restored. . The walls will be internally lined, with a new insulated floor, and insulated roof panels. Two large roof lights on the north slope provide light for the painting studio. The building is re-rendered with a white smooth render. Windows and door are recessed, the windows being dark grey powder coated steel, and the new folding doors are in timber, simple vertical plank panels.

The building becomes a warm attractive modern space and with a duel use it will serve both the current occupiers and those who use the building in the future.

May 2009 Newsletter

2009-05-29T02:32:00.000-07:00

Planning Permission Granted for Conversion of Old Forge Building to Full Residential Use

The Planning and Design Practice recently secured planning permission for the conversion of an old forge building on Hall Lane, within the centre of Ashbourne, to a single bed residential unit. PDP argued that the provision of associated amenity space and parking would not be required because of the unit’s proximity to the centre of Ashbourne Town Centre.

PDP also argued that the proposed residential use would secure the long-term protection of a building that makes an essential contribution to the character of the Ashbourne Conservation Area.

Planning permission was granted for the proposed conversion in May of this year, and it is anticipated that works will start soon.

April 2009 Newsletter

2009-04-30T08:11:00.000-07:00

New Design for sensitive site wins approval

PDP recently secured outline planning consent for the construction of a new dwelling on a sensitive site in a Derby suburb that had previously been the subject of two refused applications and two dismissed appeals for alternative proposals.

A brand new design was prepared which sought to take account of the issues raised by the previous Inspectors’ reports. The revised scheme involved the new dwelling being sited further away from nearby semi-mature trees than was the case with the previous schemes, principal habitable rooms being orientated south and west to ensure a good living environment for occupants, and a limitation on easterly facing first floor windows to guarantee a satisfactory relationship with the neighbouring property.

The application was considered by the Derby City Council Planning Board at their March meeting. Members voted in favour of the planning officer’s recommendation of approval.

April 2009 Newsletter

2009-04-30T07:51:00.000-07:00

PART CHANGE OF USE OF BARN TO DWELLING, EXTENSION AND ALTERATION TO FARMHOUSE, EXTENSION TO COTTAGE AND CHANGE OF USE OF BARNS TO FORM A TWO BEDROOM HOLIDAY LET – UPPER MOOR FARM PARWICH

The 45 acre farm lies on high ground in the heart of the Peak District National Park about two miles north of Parwich. The farmstead consists of a farmhouse and attached traditional barn, an attached cottage and a range of single storey traditional farm buildings. In addition to the east of this group, are more modern farm buildings with three portal frame buildings and various outbuildings. There were also steel framed lean-tos and other structures attached to the traditional buildings.

The three bedroom farmhouse had (back in 1991), been extended into the adjoining barn without planning permission. The cottage while separate from the farmhouse was extended in 1991 as part of an approved set of proposals allowing the parents of the previous occupants to live next door.

Following discussions with the Park Authority, we made two lawful use applications to regularize the partial use of the barn as residential accommodation and to address the issue of the separateness of the cottage as an independent planning unit.

The applicants were on a very tight timetable to get the buildings renovated and their initial requirements were to just convert the remaining area of barn and to extend the farmhouse. As matters progressed the owners looked to extend the cottage as well as the farmhouse and to convert the remaining traditional buildings into a two bedroom holiday let. This then entailed the submission of three planning applications which followed on from the two lawful development certificates.

The summer of 2008 was spent waiting for the lawful development certificates to be issued. The Park is not measured on the speed of delivery of Lawful Development Certificates and the work is handled by the Council’s legal department. It took over 4 months to get the ‘8’ week decisions.

By this time builders were on site undertaking works which did not require planning permission but as the summer turned to autumn, the builder was anxious to proceed and the planning ended up playing catch-up with the building work. This caused strains with the Planning Authority.

By early in 2009, all three planning applications were approved under delegated powers. The designs sought to protect the character of the existing buildings and issues such as the impact on wildlife together with the necessary structural reports were addressed or undertaken early.

The designs also involved removing buildings and structures erected as part of a farming operation which were unattractive in the landscape. For example the removal of lean-to steel shed at the side of the attached barn to the farmhouse which allowed for extensive views to the west over the Peak Park. This approach was also supported by the Peak Park.

Works are now nearing completion and the overall impact of the farm on the landscape is much improved. The size and quality of the accommodation available within the farmhouse has been doubled and the cottage has been extended by over a third. In line with planning policy, the conversion of the outbuildings into a holiday let did not involve any extensions however before the application was submitted, the opportunity was taken to repair the outbuildings, so that they were suitable for conversion.

March 2009 Newsletter

2009-03-31T06:04:00.000-07:00

PDP WINS APPROVAL FOR LARGE EXTENSION TO WASTE COMPOSTING FACILITY IN ASHBOURNE

Vital Earth Ltd is the largest and most advanced in-vessel composting site in the UK. The raw materials for the compost products are green & kitchen waste from kerbside collections and household waste and recycling centres (HWRC’s) in Derbyshire and Staffordshire. Together with a sister site near Market Drayton Vital Earth can process over 70,000 tonnes of material otherwise destined for landfill sites.
Despite two recent fires at the site, which made for a highly controversial planning application, PDP was able to win consent for the erection of a large extension to the site’s Waste Reception Building. The development will allow Vital Earth Ltd to streamline on-site activities and processes, thus reducing the chances of future incidents. Derbyshire County Council’s planning committee voted unanimously in favour of the scheme on the 9th March 2009 and planning consent was granted.

March 2009 Newsletter

2009-03-31T05:53:00.000-07:00

CONSTRUCTION OF FOURTEEN DWELLINGS FOR SPONDON ENGINEERING, NOTTINGHAM ROAD, SPONDON, DERBY

The 0.3ha site lies on the eastern edge of Derby in a mixed commercial and residential area.

Spondon Engineering is an expanding specialist engineering company relocating to larger premises. The rectangular site contains a former Victorian house, a large 1960s engineering building and a tall mobile telephone mast. The site is not allocated in the local plan for any specific use and pre-application discussions indicated that the site was suitable for residential use.

The application was prepared and submitted for eight houses and six flats. There were no objections from neighbours. The application was heading for an approval when problems arose because highway standards changed. A new head for the department also insisted on a strict interpretation of the new rules.

Detailed measurements were taken, sightlines were re-calculated and a new location for the access together with a new layout for the site, were developed. After six months of negotiation, proposals were finally supported and planning consent granted. The new rules prevented development of an adjoining site which three years before had been granted permission.
Changes in rules and changes in personnel cannot always be anticipated. Policy changes can also cause problems. The case reminded me that fate still can play its part. It was a good result but I was thankful that the geometry of the site to the road allowed the visibility standards to be met (just!).

2009-02-24T07:28:00.000-08:00

2009 - New Year
New Successes

February 2009 Newsletter

Government Office confirm outline approval of new industrial building in Green Belt

The Government Office for the West Midlands have confirmed the outline approval of a new 2,400 sqm workshop / office building for Langer (UK) Ltd on a Green Belt site close to Cheadle, Staffordshire.

The application was prepared and submitted by the Planning & Design Practice on behalf of the owner of the site and Langer (UK) Ltd. Following approval by the Staffordshire Moorlands Planning Committee in November 2008, the item was deferred to the Government Office for the West Midlands for confirmation, in accordance with standard procedure for major Green Belt applications. Now that the Government Office has rubber stamped the outline approval, Langer (UK) will be able to progress to a reserved matters application.

As part of the application the Planning & Design Practice prepared detailed designs for a contemporary looking building that would integrate sensitively with its woodland setting. We also prepared a Landscape Character and Visual Impact Assessment, a Design and Access Statement and a Market Appraisal of available industrial floor space in the area. Short presentations were made at the Committee meeting by Jon Millhouse of PDP and Peter Taylor of Langer (UK). Councillors voted unanimously in favour of the approval.

2009-02-24T07:20:00.000-08:00

2009 - New Year
New Successes

February 2009 Newsletter

New adult Care Home for Ashbourne

The Derbyshire Dales planning committee recently granted planning permission for a new care home at 31 The Green Road in Ashbourne having visited the site in the afternoon and having heard from Jonathan Jenkin speaking in support of the proposal later that evening.

The 10 bedroom care homes will be formed from the extension of a large detached house located in extensive landscaped grounds close to Ashbourne Town Centre. The home will provide a peaceful and safe environment for individuals suffering mental health difficulties.

There are no adult care home facilities in Ashbourne for this client group and working closely with the applicant we prepared a set of proposals which meet and exceed the requirements of the government’s 2003 Care Homes Standards.

70% of the existing building will be retained while a new extension will increase the capacity of the building to accommodate the new residents together with care staff and visiting therapists. The design of the extension reflects the character of the original building and care has been taken to protect existing trees on the site, all of which are covered by a tree preservation order.

This is the first major care home commission for the company. Work is expected to start in the spring and it is hoped that the building will be operating by the autumn.

2009-02-20T04:16:00.000-08:00

2009 - New Year
New Successes

February 2009 Newsletter

Removal of Agricultural Tie and Erection of a Large Replacement Dwelling in Roston

Planning & Design Practice (PDP) recently secured full planning consent for the erection of a large replacement dwelling on a site in Roston, having first successfully obtained planning permission for the removal of an agricultural occupancy condition that restricted the existing property.

Back in June 2008, Derbyshire Dales planning committee unanimously voted in favour of PDP’s application to lift the occupancy condition. This was followed later that year with an application for the demolition of the existing property and the erection of a large, three-storey, traditionally designed dwelling with detached double garage. The application was approved in late 2008 under delegated powers by Derbyshire Dales District Council.

Andrew Gore of Planning & Design Practice said:
Successfully lifting the agricultural occupancy condition required a thorough study into the history of the site as well as a strong planning statement which demonstrated that a functional requirement for the agricultural tie no longer existed. The statement also questioned the circumstances that surrounded the initial imposing of the occupancy condition back in the 1960’s. Given the size of the existing plot, along with a strong awareness of local planning policy, we were then able to secure permission for a significantly larger dwelling that the existing building. The design of the dwelling reflects the late 19th Century rural character of the local built environment found in Roston.