Archive for February, 2017
At face value, you may have thought the application would sail through: a development of social housing on a brownfield site within the urban area, a residential area at that, and the brownfield part of the site was Council owned and was to be sold to our clients subject to planning permission being granted. How wrong you would have been.
The application, was recommended for approval at the meeting of 3rd January. However, the application faced stiff opposition from local residents and a Ward Councillor who attended the meeting and spoke against the application. At this point it was looking likely that the application would be refused. Thankfully, our Director, Rod Hepplewhite, also attended the meeting to speak in support of the application and was able to address the issues raised by the objectors. The Committee then decided to defer a decision to allow for the issues raised to be fully explored before the application was reported back to them.
Revisions were subsequently made to the proposals and additional information was provided, which addressed all of the issues that had been raised. When the application was reported back to Committee, again with a recommendation for approval, the objectors spoke again as did our Director, Rod Hepplewhite. He was able to advise that all issues previously raised had now been addressed, as evidenced by the officer report and the recommendation that that the proposed development be approved. In this instance the Planning Committee accepted our argument and by a significant majority voted in favour of granting planning permission. Our clients and the architect for the scheme http://www.bsbaarchitects.com who also attended the meeting were delighted with the outcome.
We have dealt with many applications for residential development of various forms. We have built up a good level of expertise on the subject and recognise that no two developments are the same and have learnt to be prepared for the unexpected. Notably, just because and application is recommended for approval doesn’t necessarily mean that the Planning Committee will grant planning permission. You should be represented at the Planning Committee meeting as we are aware of cases where only objectors speak and in the absence of the applicant being represented Planning Committee refuses planning permission. A subsequent planning appeal may succeed but that adds additional expense to the project as well as a significant time delay, both of which could have been avoided.
The property had been marketed to prove there were no suitable occupiers in the area. We had carried out the minimum period required for marketing and written a strong application thoroughly demonstrating the condition was not required. We worked with a surveyor ensuring that the property was marketed correctly, including setting out a price agreed by the LPA. We also scrutinised offers coming forward from interested parties to ensure they were from lawful applicants who would meet the condition.
After submission we discussed the application with the Case Officer and ensured everything was on track. We used our expertise in agricultural conditions and searching appeal precedents to clarify to the LPA the definition of agriculture. Prism Planning attended Planning Committee and spoke in favour of the application advocating for removal of condition to be approved. Care was taken to point out material facts of the case and demonstrate the collaborative nature with the LPA.
The results were that Hartlepool Planning Committee unanimously agreed with the officer recommendation and the application was approved. We worked closely with the Client ensuring the case put forward was an accurate representation of the local history. If you are looking at a removing a condition and seeking expert guidance please feel free to contact us, Prism Planning prides itself on its successes, consequently we only progress cases we believe have a strong chance of success so we will be open and honest about your chances.
Prism argued that the officer recommendation was flawed and flew directly in the face of the emerging Neighbourhood Plan which sought to protect such spaces. It was pointed out that such plans were in the process of being accorded significantly higher status by the government and this particular plan had already passed its inquiry and simply awaited the referendum.
Prism spoke on behalf of Great Aycliffe Town Council who we had assisted with the preparation of the plan.
After hearing Steve Barker, Managing Director of Prism Planning speak, the committee agreed unanimously that the scheme should not be allowed to go ahead.
It’s not an easy task to persuade a Planning Committee to go against their officers and its very rare for it to be supported by all the members. The Town Council are delighted with the result and see it as a victory for Neighbourhood Planning, something we are all going to become very familiar with the coming years following the Neighbourhood Planning Bill passing into law this spring.
Prism were happy to be of assistance.