All posts tagged residential
The proposals were brought forward in 2014, when Tunstall Homes proposed a detailed masterplan, including a new distributor road, local centre, primary school, amenity open space and structure planting. The scheme was one of the largest in the North East and required an Environmental Impact Assessment under current European legislation.
The original masterplan included provision of 2,000 new homes, but following the two-stage public consultation by Results Communications Ltd, and continual dialogue between the client, Tunstall Homes, and Prism Planning with Hartlepool Borough Council, the planning application was submitted for consideration the same year.
Rod Hepplewhite, one of the directors of Prism Planning, which operates nationwide, said the approved application represents the changes in market conditions, and the benefits of adopting a considered approach through early engagement with stakeholders.
“The application, accompanied by a detailed masterplan, originally sought permission for 2,000 homes on a larger area of land but as the towns housing needs reduced, so did the scheme.
“As might be expected of a development of this size and on a greenfield site on the edge of town, the application raised a number of issues, not least the scale of development proposed and proposed access arrangements. We have been working closely with the client and stakeholders to ensure that what was proposed will be of benefit to Hartlepool, as well as the surrounding area.”
The approved scheme will lead to a variety of much needed improvements to the A19, helping to close off a number of dangerous junctions, as well as leading to the start of Hartlepool’s western by-pass, which will significantly help traffic flows across the town.
Hartlepool Borough Council’s Planning Committee resolved to accept the officer recommendation for approval of the planning application for land south of Elwick Road in High Tunstall.
The scheme represents a new record for Prism Planning, which deals with applications for small, one-off developments as well as large masterplanned, multi-use developments.
The proposal was designed to not only meet the housing demand in Hartlepool but to provide community facilities for residents expected to move into the new homes.
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.
In early April 2011 we secured planning permission for clients for the erection of replacement 5-bedroomed dwelling with detached double garage on a site at Brearton, a small village within Harrogate Borough.
Harrogate Borough Council are one of the more demanding authorities that we work with but nonetheless through persistence and constructive negotiation we were able to secure permission for the size and form of house that our clients sought.
Indeed, throughout the somewhat lengthy planning process we sought to engage positively with the case officer. We first contacted the Council with a pre-application inquiry in June 2010, the response to which informed the planning application subsequently submitted in October 2010. However, in late November we were advised that the proposals were not considered the be entirely acceptable and that the application was to be recommended for refusal. Rather than becoming embroiled in conflict by allowing the application to be refused and appealing the decision, we withdrew the application and sought further discussions with the case officer. These discussions provided to be helpful, the consequence of which was the design of the house was revised quite radically revised, albeit that it retained the same overall scale, and the revised planning application was submitted in Februrary 2011. The application was reported to the April meeting of the Council’s Planning Committee with a recommendation that planning permission be granted. We attended the meeting and spoke in favour of the application.
The route we took proved to be the right one in this instance as the Committee voted unanimously in favour of granting planning permission and our clients were very satisfied with the outcome. There are instances when the only option is to appeal against the refusal of planning permission. In this instance the alternative of withdrawing an application before it was refused, negotiating with the case officer and re-submitting a revised application proved to be the right course of action.