One of the highlights of TV last year was the BBC’s Pooch Perfect, pitting skilled dog groomers against each other to find out who was top dog in the grooming world.

We’ve done our own pooch perfect by successful winning a planning appeal against a decision by Cheltenham Borough Council to refuse retrospective planning permission for a dog grooming parlour.

We were able to demonstrate that there was no evidence to support the decision of members to contradict an Officer’s recommendation for approval and that the proposals accorded fully with the development plan, promoting small scale enterprise employing 4 people and grooming up to 10 dogs a day.

Given the modest nature of the proposal keeping costs realistic were key issues and represents the importance of providing cost effective planning advice that we understand makes or breaks someone’s livelihood.

(Picture is office dog Flossie, owned by Chris, showing how clever she is at keeping her distance in the coffee shop!)

May 2021 marked the publication of the South Warwickshire Local Plan (SWLP), accompanied by a call for sites. As a practice which has successfully been involved in the promotion and development of sites in the areas covered by the Plan and elsewhere, we thought we would have look behind the headlines and consider the detail of the document.

What is it? – It’s a scoping document, a very early stage of the Local Plan, setting out what the emerging issues are and what development strategies are being actively considered.

How’s it structured – the SWLP is anticipated to be a two-part plan. The current consultation focuses on Part 1 issues, dealing with the big decisions about housing numbers and strategic directions for growth. This means that there will follow a Part 2 Plan, providing detailed site allocations and development control policies. This is disappointing, two-part development plans often lead to delays and rely on out of date housing targets, tying Inspectors hands at Local Plan EiPs. This is because Part 2 Plans have to be in conformity with the Part 1 Plan, offering the Inspector and the development industry as a whole no opportunity to review housing targets or development strategies.

Plan Period – The Plan proposes to run to 2050, picking up from the adopted Local Plans’ end date of 2031.

Housing target – The document anticipates a housing target of 35,000 homes to be provided over the plan period at 1,230 dwellings per annum.

Options for Growth – This is the most important part of the document. The SWLP is canvassing views on 7 development options for growth. Essentially, these options are designed around the existing settlement hierarchies put forward in both the Stratford and Warwick Plans. However, the Options presented look at different focal points, based on:

Rail Corridor Focus

Bus Corridor Focus

Road Corridor Focus

Enterprise Hubs

Socio Economic Change

Main Urban Areas

Dispersal Strategy

In looking at development sites, the key issue will be understanding where your site fits with the Options listed.

Will there be a Green Belt Review? – This is a complex political issue, as there are major areas of Green Belt in the north of the SWLP area, covering a number of sought-after towns and villages. Embedded in the SWLP is a recognition that there could be a need for a green belt review, depending on the outcome of the full review of the evidence base supporting the plan.

Next Steps – The Plan and Call for Sites is on consultation until 21 June. In making representations and promoting sites it is essential that the link between a site and the development options outlined above is clearly understood and communicated. It also marks a major opportunity to start to engage with communities about their future and attitudes towards development. We can help you with this, ensuring that the chances for a site are maximised, drawing on our considerable experience in this field and would welcome the opportunity to discuss your aspirations further.

The Stroud Local Plan period runs from 2020 to 2040 (20 years) and proposes a total of 12,600 dwellings this requires the Council to find sites for 8,005 dwellings, when current commitments are taken into account.

To remedy this, the Plan currently allocates 9,065 dwellings and also includes a windfall assumption of 1275 dwellings (75 dpa). The Plan also makes allowance for 3,000 dwellings at Whaddon to meet Gloucester’s unmet housing needs.

In terms of the allocated housing sites, the Plan is heavily reliant on a series of strategic housing allocations. 7,680 dwellings are accounted for by just 7 allocations, with 2,400 identified for the new community at Sharpness alone.

Outside of these locations, the Plan provides small allocations for development in the larger villages and market towns across the district. However, this only accounts for 985 dwellings.

There is clearly a need for more development sites but the plan continues its reliance on the use of settlement boundaries with a presumption against development outside such boundaries. This places a heavy emphasis on securing allocations through the Local Plan process.

The six week consultation event will commence on 26th May 2021.

So please do speak to us as soon as possible. Getting your site allocated through the Local plan is the first step to maximising your chances of gaining permission to develop it in the future.

We are currently working with clients on various sites in the Stroud District and have excellent knowledge of the planning history of the area.

We never charge for the initial appraisal of your site and we give you an honest opinion based on our year’s of experience.

Nathan.mcloughlin@mplanning.co.uk

01242 895008 / 0773 682 1475

On behalf of Cala L&G Homes, McLoughlin Planning has submitted a Reserve Matters application for 275 homes to Vale of White Horse District Council for land at the East of Highworth Road, Shrivenham Urban Extension.

This marks the latest step in the build out programme of the Allocation, which we were involved in from the earliest stages of discussing the opportunity with the landowners, followed by two outline planning applications and promotion of the site through the Vale of White Horse Local Plan process. This application is part of a 525 dwelling scheme, which will also see the provision of a new retail unit and primary school.

This is a very important project for our company, demonstrating our delivery capabilities, from the earliest discussions with landowners, its promotion by our long standing client Welbeck Strategic Land through to advising on the design and layout of the development for Cala/L&G. Key to the planning success of the site has been building a team to produce a design vision which secured local support and provides a high quality living environment for residents.

We are actively promoting a number of other sites on behalf of landowner and developer clients and would welcome the opportunity to discuss other opportunities. The development plan process is facing a period of significant change and we will be working with our clients closely to advise every step of the way.

If you would like to discuss your potential project on a confidential basis, then please contact Nathan McLoughlin (Cheltenham Office) or Paul Leeming (Leeds Office).

Nathan.mcloughlin@mplanning.co.uk

Paul.leeming@mplanning.co.uk

The new Permitted Development order, Class MA, published 30^th
March, allows for the conversion of Class E uses (Commercial, business and service) to residential purposes through the prior approval procedure.

To be able to use this, the key qualification criteria for the property include:

• It has to be vacant for a continuous period 3 months prior to the application being made.

• Its use falls within A1, A2, A3, B1, D1a, D1b and D2 uses for a period of two years prior to the date of the application.

• The cumulative floor space of the existing building for changing use under class MA is less than 1500 sq.m.

There are also various other restrictions preventing the right being exercised where it involves listed buildings or properties in the AONB. However, the site being in a conservation area does not preclude the right being exercised.

Why is this new order significant?

It replaces Class O, Office to Residential, which whilst it has its critics, was and remains an important tool for creating fall back positions allowing for the positive reuse of redundant office buildings.

The key difference between Class MA and Class O is the floorspace limit. Class O had no floorspace limit, enabling whole buildings to be converted. In the case of Class MA, the 1500 sq.m. floorspace will have implications for those looking to make best use of their assets moving forward.

How can we help?

Understanding your permitted development rights is an important part of considering the planning potential of commercial properties because they can advocate all important “fall back” positions, which are a material consideration in determining planning applications.

The new MA right is the latest in a string of major changes to commercial use classes and permitted development rights. We were recently successful in using Class E on a difficult to let light industrial unit, which is now enjoying a new lease of life as a gymnastics club. We are currently advising clients on the MA right and what it means for their commercial property.

Understanding permitted development rights is part of our strong track record of success in gaining permissions for residential and commercial developments. We use this knowledge, allied with that of the wider planning policy to leverage a successful outcome for your development proposals.

One of the many issues faced by both buyer and seller of country properties is that of what constitutes the ‘domestic curtilage’ of the property. In planning terms, domestic curtilage is outdoor space which is incidental to the enjoyment of the house.

In many cases, this might be easily determined by the presence of a clearly defined garden, surrounded by a perimeter hedge or wall. However, with many older and/or larger properties, the judgement of what area is your domestic curtilage is less than clear cut.

Why is this important?

Difficulties arise when then extent and boundary of a domestic curtilage is not readily identifiable. This is often the case with Country property. The domestic boundaries may have evolved over time, as owners adapt their land to suit their needs and have not realised the need for planning permission.

This causes problems when selling the property and also has implications for certain tax reliefs from HMRC.

When prospective purchasers want to realise their dream county home, by making use of permitted development rights or by seeking planning permission for additional buildings in the grounds of a house (e.g. home office or gym), understanding the extent of the curtilage is vital to understanding what is, and more importantly what is not, possible without engaging with the planning process.

We are advising a number of parties about the extent of domestic curtilage and the planning opportunities it presents from both a buying and selling perspective and would be happy to discuss this in more detail with you.

Each week the Gloucestershire business publication and website, Punchline Gloucestershire, hosts a panel of local business leaders and experts to talk about items that have caught their eye in the newspapers.

Last week, Jenny, was honoured to be asked along and enjoyed her time with a panel that included two accountants and an ex-bank manager during Budget week…..good planning we think!

Thanks to Mark Owen https://www.punchline-gloucest… for supporting local businesses and providing a platform for discussion and making new contacts.

Ruth Dooley https://www.hazlewoods.co.uk/

Richard O’neil https://www.ops-boxgroup.com/

Nick Broady https://www.avenuecars.com/. & https://www.piedpiperappeal.co…

International women’s day 2021 has the theme ”choose to Challenge”. A Challenged world is an alert world and from challenge comes change.

Whether it’s gender, race or any other cause for bias, being alert and challenging our thinking helps create balanced society and true equality.

Town planning is about “making places” for people to live and work and can only be done effectively by fully appreciating the rich tapestry of people that make up our society.

On this day, we particularly thank and celebrate the women in our lives, both at home and work. For us, especially those who work in planning, architecture and construction, bucking the idea that these are male-dominated industries.

The planning industry is to be commended for their Women of Influence award that celebrates women in planning who have had a significant influence, congratulations to all the women on the list.

https://lnkd.in/etKer9r

#womeninplanning #internationalwomensday #choosetochallenge # #planning #society #people #construction #architecture #change #gender #work #inclusion #culture #diversity #womensequalityday #genderequality #equality #leadership #women #womenleaders #diversityandinclusion

Wiltshire Council is currently seeking consultation responses on its emerging review of the Core Strategy, as it seeks to produce a replacement plan for the current Core Strategy, which is now more than 5 years old and expires in 2026. The new Plan will take Wiltshire forward to 2036.

Given the sheer size of the area to be covered by the new Local Plan, the Council continues with the previous Plan’s approach of splitting the County into a series of strategy areas. The new Plan is based on:

Chippenham

Salisbury

Swindon

Trowbridge

The new approach represents a significant change from its predecessor in the creation of a Swindon Strategy Area. This is sensible, given the significant influence Swindon exerts on rural land around it in Wiltshire and the fact that the town is now facing the challenge of development adjoining its administrative boundaries with Wiltshire.

The current consultation sees the adoption of a minimum and maximum housing target of 40,835 and 45,630 houses to be provided across the Plan period. This is in response to the use of the Government’s Standard Method Calculation, but also a Local Housing Needs Assessment, prepared by the Council to take into account longer term migration data and economic outcomes.

This is a key time for those wanting to promote development sites in the County. The consultation identifies a requirement to allocate circa 10,000 new homes, over and above those already committed. This Plan will also require the release of greenfield sites to come forward.

Drawing on our extensive experience of strategic promotion, if you are interested in discussing your land further please contact Nathan McLoughlin.

nathan.mcloughlin@mplanning.co.uk

The consultation closes on 9 March 2021.

We’re delighted to have secured planning approval for a new state-of-the-art medical centre to provide a new base for the existing St Paul’s Surgery, in St Paul’s Road, Smethwick.

The medical centre includes 10 consulting rooms, five treatment rooms, a Minor Ops suite, staff room, meeting room, central waiting space and administration rooms. Forty parking spaces are to be provided, including three disabled spaces and a drop off and deliveries bay.

Our comprehensive design and access statement commented that : “St Paul’s Surgery currently occupies a two storey building that is outdated, under sized and no longer fit for purpose to accommodate the growing patient numbers in Smethwick and the surrounding area.

It is not practical to enhance or extend the existing building, and with limited space there is no ability to meet the increased demand for routine and urgent care.

In order to continue to provide services to all patients the practice must relocate and expand.

By relocating to the new site, patients will benefit from improved privacy and dignity arrangements; a fit for purpose building for the growing practice; patient centred care in a modern, purpose built environment, whilst accommodating the practice’s growing needs; improved disabled access; improvement in staff working conditions; increased car parking provision for both staff and patients; a wider range of enhanced primary care services; and provision of on-site pharmacy services integrated with the practice in terms of working process and delivery.

Services normally provided in a hospital or other local clinics could be provided at the new building freeing up facilities for more specialist procedures and improving healthcare capacity. We have included a Minor Ops suite to support some of these services.

A “pandemic wing” has been included in the surgery, with the option to isolate some rooms from the rest of the building, and with separate access for patients and staff.

There is an established need for St Paul’s surgery to expand. The existing premises are over capacity with no ability to extend.

Providing the surgery with a new, purpose built building, will allow them to not only improve routine clinical services but also offer a wide range of integrated services for patients and local community.

The layout of the building is designed to make it easy to navigate for both patients and staff, while creating a space that is enjoyable to work in and pleasant to visit. The central location of the site is ideal for a new medical centre, with established public transport links.”