A long running saga relating to housebuilding in Ingleby Barwick has been brought to an end today with a government appointed planning Inspector allowing the development of 200 homes on farm land at Ingleby Barwick, close to the controversial new Free School.
Darlington based Prism Planning represented the landowner and farmer of the land, Ian Snowdon at a public inquiry in March of this year and it has taken the Planning Inspector nearly 9 months to decide that the scheme was acceptable. The inspector found for the appellant on all counts, noting “The social and economic benefits of the new housing would be very significant indeed and would make an important contribution to the Borough’s housing supply. The scheme would include a useful and much needed contribution to the stock of affordable housing in Stockton-on-Tees.”
He went on to note that “The site forms part of a wide area south of Ingleby Barwick as far as Low Lane that is being comprehensively redeveloped to provide much needed housing and other facilities. The appeal result comes at a time when there is a significant national focus on the need for new houses to be built with significant concerns that not enough housing is being built. A new Housing white paper is promised by the government just next month.
Responding to the decision, Steve Barker of Prism Planning, who gave evidence at the inquiry said; “Stockton have recognised that they haven’t been able to demonstrate a 5 year housing supply for some time now and the debates over development in this corner of Ingleby have used up a lot of time and resources for landowners and the Council alike. I hope that now this final decision has been made all parties can start to move forward positively and work in partnership to make things happen on the ground. A lot of time has been spent arguing when we could have been focusing on improving the area and meeting our housing and leisure needs.” It is likely that a detailed application for reserved matters will now be submitted to the Council in 2017.
Some readers may recall that we reported back in March of this year our success at appeal in having the decision by Stockton-on-Tees Borough Council to refuse outline planning permission for a development of 4 houses within the grounds of a care home in Redmarshall over-turned and permission granted.
We have now secured outline planning permission for the redevelopment of the care home itself to provide up to 6 houses. Although the application was submitted in outline with all matters reserved, the indicative layout showed the development being integrated with the previous permission for 4 houses.
The Council had previously resisted any further residential development within Redmarshall on the basis that they believed Redmarshall to be an unsustainable village. We had successfully argued at appeal, the Inspector accepting our arguments entirely, that their reasoning was flawed and that for a host of reasons the village should be regarded as a sustainable settlement where new housing development could be accommodated.
We were delighted that Stockton’s planners dealt with the second application much more favourably, granting permission under delegated powers in a timely fashion.
Our client will now advertise the entire site as a development opportunity for up to 10 houses.
If you have a housing development in mind and would like some professional planning consultancy assistance, whether or not sustainability might be an issue, we are only a phone call or an e-mail away.
Hot food takeaway applications can be contentious and applications to extend open hours more so. Applications become more difficult when the planning history of the premises is one of the original application being refused by the Council but allowed on appeal and then subsequent applications to allow opening on Sundays and Bank Holidays (prohibited by the condition imposed by the planning appeal decision) being refused and the refusal upheld at appeal.
That was the scenario we faced but with a carefully presented case we were able to convince the planning officer to recommend that the permitted opening hours be extended to allow opening on Sundays and Bank Holidays.
First hurdle successfully negotiated but due to the number of objections received the application was reported to Stockton’s Planning Committee yesterday afternoon (15th June). Rod Hepplewhite of Prism Planning attended the meeting and spoke in support of the application, advising the Committee that national planning policy, as set out in the National Planning Policy Framework of 2012, had shifted significantly with the government advising that greater emphasis should be placed on economic considerations. He further advised that since the previous decisions pre-dated the NPPF, they could and should be set aside and there was good reason to approve the application.
Members of the Planning Committee clearly listened carefully to the case put forward by Prism Planning and the Council’s planning officer as to why extended opening hours should be allowed in this instance and approved the application unanimously apart from one abstention.
Another success achieved for a client by Prism Planning through a carefully prepared and present case. Indeed, we at Prism Planning see ourselves as the North East’s planning problem solvers. A successful outcome is not always possible but when presented with a proposal we will give an honest summation of the prospects of success we foresee. If you think we could assist you with a planning issue, we’re only a phone call or an e-mail away.
Members of Stockton Planning Committee voted almost unanimously to approve proposals for a new leisure country club with swimming pool to be built on the outskirts of Yarm. The scheme was promoted by Prism Planning and had been with the Council as an outline application for nearly a year. Protracted debates and negotiations had taken place over how the site would be accessed. Stamina and perseverance have been key skills honed during the prolonged consideration of this scheme.
Clearly it all paid off as members supported the scheme, subject to a S106 agreement addressing the means of access.
The key challenges for the team involved integrating access arrangements with other nearby commercial proposals that might, or might not, get developed and which laid outside of the control of the applicant. The planning system does not address such uncertainties very effectively as the year long debate testifies but the positive result for the client was well worth it in the end.
The new club will provide a full size 25m swimming pool, a fitness suite and spar, as well as a series of exercise rooms for dance classes. The facility will also incorporate a café and a restaurant, to be operated by the same winning team that have delivered the Hudson Quay Brasserie in Middlehaven Docks at Middlesbrough. Outside a new vineyard and market garden will supply the restaurant with much of its fruit, vegetables and importantly, its wine! The vineyard will be the most northerly vineyard in the Country, to the best of our knowledge.
The next stage of the proposals will see a reserved matter application worked up, based upon the concepts set out in the outline submission.
Prism would like to particularly thank Fore Consulting (www.foreconsulting.co.uk
) for all their in depth highway support during the consideration of the proposals, as well as the eye catching designs from Summerhouse Architects (www.summerhouse.uk.net
) which helped sell the scheme most convincingly at planning committee.
And that wasn’t the only success for Prism Planning at Stockton’s Planning Committee yesterday – see the next blog for further updates on our prowess with hot food takeaways!
Stockton Council have just decided to grant consent for a scheme submitted by Prism Planning which sought consent for 40 one and two bedroom apartments on a site in the centre of Ingleby Barwick.
Consent had previously been granted at appeal for a scheme on the same site that was restricted by a planning condition to only be occupied by the over 55’s. Because of the conditions imposed, the scheme was not attractive to the market and lending institutions during these challenging times.
Prism Planning presented an alternative scheme to the Council which provided for a mix of one and two bedroomed apartments for sale, based upon a different financial model and argued against the imposition of any restrictive occupancy condition. Accurate information on scheme build cost and viability was also submitted, to demonstrate to the authority that the scheme could not afford to contribute towards all the off-site affordable housing that the Council sought.
The scheme was passed by a majority vote on the planning committee, subject to a legal agreement relating to the transfer of land for public open space and a reduced commuted sum towards the provision of affordable housing elsewhere in the borough.
It is increasingly the case that viability assessments are becoming a key component of any planning application of significance and this scheme showed the value in presenting a clear business case to the planning authority. Without this, the scheme would have been subject to punitive costs that would have held the scheme back.
If you have a scheme where viability is an issue, talk to Prism to see whether we might be able to help.
Planning permission has just been granted by a local planning authority for a new house in the open countryside – without any form of occupancy condition.
Normally such permissions would be viewed as being contrary to established national and local planning policies for the protection of the countryside.
However in this instance our client already lived on the site in a caravan that had been on site for more than 10 years. Prism had already established the legality of this by obtaining a Certificate of Lawful Development or CLEUD. This certificate became a material consideration in the determination of a recent planning application for a new dwelling on the site.
Prism Planning presented a comprehensive planning statement with the submission, supported by appeal precedents relating to how CLEUDs had been taken on board in similar situations around the country. As a result, the LPA were convinced the case was robust and granted planning permission for a permanent dwelling.
A very nice outcome for the client and a successful win for Prism!
An application was submitted for a change of use from A1 to A5, changing a Hair Salon to a Fish and Chip shop in a local shopping centre on Norton Road Stockton-on-Tees. The applicant, who had submitted the application himself, ran into problems with the planners who raised concern that the fish and chip shop might adversely affect the character, vitality and viability. In addition local residents submitted objections (mostly related to competition) resulting in the application being referred to Planning Committee for decision.
Prism Planning became involved, preparing a Planning statement that addressed the planning issues, provided a detailed walk through of how the proposals complied with Stockton’s planning policy and set out the case why the application should be approved. The robustness of our arguments led to the case officer preparing a committee report that recommended planning permission be granted.
On the day of Planning Committee Prism Planning presented the client’s case. We pointing out a range of considerations; that a previous fish and chip shop had been lost, it brought a vacant building back into beneficial use and that canvassing of local residents had shown that most wanted a traditional takeaway. The client also put forward strong arguments for their case. Members of the Planning Committee were satisfied with our case and voted unanimously to grant planning permission.
Our client was delighted with the outcome and as for Prism Planning, it’s always pleasing to turn around a difficult situation for a client and obtain the planning permission they had applied for. If you have a planning problem you think we could help you with we’re only a phone call away.
Prism Planning were engaged to co-ordinate the preparation and submission of a planning application to Stockton-on-Tees Borough Council for the conversion of a vacant pub, The Layfield Arms in Yarm, to a Co-op convenience shop.
Planning permission is not required for the change of use of a pub to a shop and so the application only referred to minor cosmetic changes to the exterior of the building and to alterations to the access road and the car park. Nonetheless, the application proved to be quite controversial, generating 110 letters of objection together with a petition, an objection from Yarm Town Council and a Parliamentary candidate in the forthcoming general election!
Thankfully, the Council’s planning officers recommended that planning permission be granted. However, knowing that officer recommendations can be over-turned, our Director, Rod Hepplewhite, attended the Committee meeting and spoke in support of the application and the officer recommendation. This proved to be the correct approach since an objector spoke against the proposal and made a number of points that were then picked up by Councillors. Whilst some were answered by the planning officer, Rod was asked to answer others more pertinent to our client’s future intentions. With carefully chosen words, he was able to assuage Councillors’ concerns and they went on to vote in favour of the officer recommendation and planning permission was granted.
Another success for Prism Planning and suffice to say our clients were delighted with the outcome. Would the application have been approved if we had not spoken at the Committee meeting? We’ll never know but it’s better safe than sorry.
Prism have just won permission at appeal for a farmhouse to help a well established farming family continue their business through into the third generation.
The case involved a mixed use arable and sheep farm with a growing line in breeding heavy horse hunters at Town Farm, Stillington.
With around 500 sheep already on the farm and a developing equine business we were confident that there was a robust case to pursue. However the Council weren’t so sure and employed a national firm of experts to help them assess the case. The Council’s advisors seemingly hadn’t read too much of the National Planning Policy Framework and wrongly advised the Council on a range of key matters.
At the ensuing appeal, the Inspector found that both the Council and their experts had wrongly applied national tests in their assessment, being unduly pessimistic as to the labour needs of the holding and critically, had tried to disaggregate the various parts of the farming business. This was a fundamentally wrong approach and Prism’s approach was found to have been correct.
The case marks our third appeal win in a row for our specialist agricultural work and has established us as one of the regions leading expert practitioners in this field. Coincidentally it was also our third win in a row for equine related work and shows that it’s not always a good idea to take advice from some of the national firms whose specialist knowledge is not quite so robust when it really matters.