Planning in Stroud District has become a case study in what happens when an ambitious growth strategy collides with infrastructure reality. For landowners, promoters and developers, the implications are immediate. 

Stroud District Council still relies on its adopted 2015 Local Plan, but the submitted Local Plan Review (LPR) remains under examination amid serious concerns about deliverability. At the same time, the Council has started work on a new Local Plan in response to changes in national policy and a higher housing requirement. The result is a planning landscape that is both uncertain and unusually fluid. 

For those bringing land forward, that affects timing, site strategy, infrastructure exposure and the weight to be given to development plan policies. In short, Stroud is a District where the policy position is unsettled, the housing land supply is weak and planning outcomes depend increasingly on strategic judgement. 

Stroud’s current planning position: adopted plan, failed review, fresh start

The Council’s adopted Local Plan, dating from November 2015, remains the statutory starting point for determining planning applications. Formally, that has not changed. Practically, the picture is more complicated. 

The submitted LPR has been in examination for years. In spring 2026, the Inspectors issued further questions to the Council and infrastructure bodies, underlining that concerns about deliverability remain unresolved. Meanwhile, the Council has begun work on a new Local Plan to reflect changes in national policy and a higher housing requirement—around 840 dwellings per annum, compared with the 620 used in the submitted review. The District is therefore operating in an awkward middle ground: an adopted plan that is ageing, a review that has not been adopted, and a new plan starting before the old examination has run its course. 

Why the Local Plan Review ran into trouble

The problem is straightforward. Stroud’s LPR placed a heavy bet on a small number of large strategic allocations and the infrastructure needed to unlock them—most notably improvements to M5 Junctions 12 and 14. The Inspectors’ concern has always been whether that infrastructure can be funded and delivered in time. 

That goes to the heart of soundness. A plan cannot sensibly rely on strategic sites if the transport interventions required to support them depend on a substantial funding gap, an uncertain delivery route and an increasingly stretched timetable. In Stroud’s case, the wider lesson is clear: strategic allocations are only as strong as the infrastructure assumptions beneath them. The LPR was not undone by lack of ambition, but by deliverability. 

Housing land supply: the immediate issue for decision-making

Recent material indicates that Stroud cannot demonstrate a five-year housing land supply, with one late-2025 appeal recording supply at 3.24 years. Against the backdrop of the revised standard method and the Council’s higher future requirement, that shortfall is not a minor statistical wobble. It is a significant policy weakness. 

What this means for strategic land and development opportunities in Stroud

The most revealing feature of Stroud’s position is not simply that the LPR ran into difficulty, but why. The Examination has exposed the weakness of a strategy that leaned too heavily on a handful of strategic sites with majorinfrastructure consequences. That does not mean large-scale development has no future in the District. It does mean that strategic promotion now requires a harder-edged assessment of timing, infrastructure burden, policy fit and delivery confidence. 

Strategic plan-making risk: why the next phase matters now

The Council’s decision to begin a new Local Plan is more than an administrative reset. It reflects the fact that the old route may no longer be capable of carrying the weight placed upon it. 

For landowners and developers, the next phase matters because the housing requirement is rising, the Council will need a more credible delivery strategy, and the earliest stages of plan-making are when the biggest strategic choices are still open. The best moment to engage with a new plan is often before it looks like one. 

McLoughlin Planning’s experience in Stroud District

We have advised on a range of development opportunities across Stroud District, from immediate application strategy to long-term promotion, and from brownfield redevelopment to larger greenfield and edge-of-settlement housing land. 

Our work in the District includes the promotion of land for up to 80 dwellings, requiring a planning strategy grounded in the adopted settlement hierarchy, the direction of travel in the emerging plan and the wider housing land supply position. In Dursley, we have acted in relation to both plan promotion and strategy work, including representations on behalf of land interests seeking a stronger role for the town in the District’s housing strategy and more recent advice on how the weakening supply position affects the prospects of bringing land forward. 

In Stonehouse, our experience includes brownfield redevelopment and Permission in Principle work on previously developed land, as well as strategy advice on allocated and edge-of-settlement sites in the wider Stonehouse cluster. In Minchinhampton, we have advised on development strategy for land adjacent to the settlement boundary, balancing access, heritage, landscape and delivery considerations in a location where policy and place sensitivity are closely intertwined. 

Elsewhere in the District, our work has taken us to Painswick and Prinknash, where heritage, landscape designation, settlement strategy and housing land supply intersect in more complex ways. That breadth of experience matters. It means we understand how plan-making, development management, appeal risk and site-specific opportunity can be brought together into a workable commercial strategy. 

Bringing land forward in Stroud

Stroud is not an easy District. It is constrained, politically sensitive and caught between an ageing plan, a troubled review and a new beginning. But that combination creates opportunity as well as risk. 

For landowners, promoters and developers, the task is to identify sites that are in the right place, supported by the right evidence and being advanced at the right moment. That is where strategy counts, and where experienced planning advice can make a material difference. 

Working with McLoughlin Planning

At McLoughlin Planning, our objective is simple: to achieve results for our clients through high-quality planning consultancy. Our team of Chartered Town Planning Consultants provides strategic advice and planning solutions across southern England and Wales, working on projects ranging from strategic land promotion and commercial development to private residential schemes and rural diversification projects.  

Following the acquisition of Plainview Planning in 2024, our Group now combines the expertise of 13 planning professionals and support staff. This collaboration enables us to deliver commercially minded, creative solutions to a wide range of planning challenges.  

For larger, strategic or complex projects, such as land promotions, multi-phase developments or aviation schemes, our McLoughlin Planning team can provide specialist advice.  

For householder projects, developments of 10 dwellings or fewer, or smaller independent commercial schemes, our dedicated Plainview Planning team offers tailored support.  

If you have a development proposal that could benefit from expert planning consultancy input, you can explore our team via our About Us page or contact us through the Arrange a Call option on our contact page, or via the email address and telephone number provided below.  

We value your privacy and any information you provide will remain confidential and used solely in relation to your enquiry.  

As always, the content of this article was correct at the time of publication. For the most up-to-date advice on planning policy and development opportunities, please contact our team.  

Nathan McLoughlin – Managing Director  

T: 01242895008  

E: nathan.mcloughlin@mplanning.co.uk 

If you read our previous update on the Wiltshire Local Plan Examination, you will be aware of the Inspectors’ concerns about the soundness of the Plan and their clear steer that withdrawal should be on the table. At the forthcoming Cabinet meeting on 6 May, Officers recommend, in no uncertain terms, that the Plan be withdrawn. 

The recommendation to withdraw a Local Plan is something which is not undertaken lightly but is a pragmatic acceptance of the hard facts facing the Council; the Plan is unsound, and the time and work required to make the Plan sound is simply unworkable. This is not a failure on a single point, but the culmination of a multitude of factors, some within the control of the Council (the time spent to prepare the Plan) and some outside of their control (various changes in planning policy). 

If the Plan is withdrawn: what it means in practice 

So, assuming that members follow the Officers’ recommendation, what will this mean? 

The consequences of the withdrawal are significant for those with development and land interests in the County.  

Housing land supply and the tilted balance 

Starting with the matter of housing land supply, it’s well known that the Council has a serious shortfall. The withdrawal of the Local Plan means that this will not be rectified any time soon. As a consequence, whilst the development plan is the starting point for planning applications, the presumption in favour of sustainable development (paragraph 11d) will also be engaged. This allows unallocated sites to come forward. 

The development plan position and policy ‘gap’ risk 

Moving on to the development plan itself, the current Core Strategy’s Plan period expires this year. So, technically, while there are policies governing directions and levels of growth across the county, these are framed by a Plan period which ends in 2026. Our view is that, whilst the principles of development strategy remain somewhat timeless (build in sustainable locations), the Plan does not have the policy tools in place to limit the quantum of growth to specific locations, going forward into 2027 and beyond. 

Neighbourhood planning and decision-making 

There are, of course, other consequences with Neighbourhood Planning and concerns from rural communities about what the above means for speculative development coming forward. Whilst the Cabinet Report does not acknowledge this directly, reference is made to “effective communications and robust decision-making”. 

Opportunities and next steps for promoters and landowners 

But it’s not all bad news. If the Plan is withdrawn, the Council will commence with Plan-making under the 2026 Regulations. Also, the new Plan gives the Council the opportunity to review the failings of the previous one. This, of course, gives landowners and developers a huge opportunity to promote and revisit sites, seeking their allocation through the new Local Plan. We have a track record in Wiltshire and it’s a county we know well.  

Working with McLoughlin Planning 

If you have a site which you believe may have development potential in Wiltshire, we would be pleased to discuss your proposals and explore how we can help bring them forward. 

At McLoughlin Planning, our objective is simple: to achieve results for our clients through high-quality planning consultancy. Our team of Chartered Town Planning Consultants provides strategic advice and planning solutions across southern England and Wales, working on projects ranging from strategic land promotion and commercial development to private residential schemes and rural diversification projects. 

Following the acquisition of Plainview Planning in 2024, our Group now combines the expertise of 13 planning professionals and support staff. This collaboration enables us to deliver commercially minded, creative solutions to a wide range of planning challenges. 

For larger, strategic or complex projects — such as land promotions, multi-phase developments or aviation schemes — our McLoughlin Planning team can provide specialist advice. 

For householder projects, developments of 10 dwellings or fewer, or smaller independent commercial schemes, our dedicated Plainview Planning team offers tailored support. 

If you have a development proposal that could benefit from expert planning consultancy input, you can explore our team via our About Us page or contact us through the Arrange a Call option on our contact page, or via the email address and telephone number provided below. 

We value your privacy and any information you provide will remain confidential and used solely in relation to your enquiry. 

As always, the content of this article was correct at the time of publication. For the most up-to-date advice on planning policy and development opportunities, please contact our team. 

Nathan McLoughlin – Managing Director 

T: 01242895008 

E: nathan.mcloughlin@mplanning.co.uk 

Wiltshire’s long-running Local Plan Review has reached a critical moment. In a letter issued on 2 March 2026, the Inspectors examining the Plan concluded that the Council faces a stark choice: withdraw the Plan or continue the Examination knowing it will likely be found unsound.

The Inspectors’ concerns centre on fundamental issues including insufficient housing allocations, uncertainty around the delivery of a proposed new community at Salisbury, and a timetable that would see adoption of the Plan pushed back to around 2028, leaving it with a lifespan of less than ten years. Against the backdrop of significant national planning reform and Wiltshire’s existing housing land supply shortfall, the Inspectors’ conclusion is clear: the Plan has effectively run out of time.

For landowners, developers and promoters operating in the county, the implications are significant. With the current Core Strategy period ending this year and no replacement plan in place, the policy vacuum is likely to open the door to increased speculative development proposals as the Council seeks to address a serious housing land supply deficit.

Wiltshire’s Local Plan Review – the story so far

For those with development interests in Wiltshire, Monday 2 March 2026 marks the latest episode in the Local Plan Review process, with the publication of a letter from Inspectors.

Essentially, the Inspectors presented the Council with an unenviable choice:

• Withdraw the Plan, or
• Have the Inspectors find that the Plan is unsound.

We have been involved in the Local Plan and the Examination in Public (EiP), promoting land for development. For those with land interests in the County and not familiar with the Local Plan process, the Wiltshire Plan has had a troubled development period, and the Examination has not exactly run smoothly. However, it culminated with the Inspectors writing to the Council in December 2025, setting out serious concerns about the Plan and seeking a response from the Council ascertaining what it was going to do to solve them.

To the Council’s credit, an action plan was promptly published at the end of January, outlining what the Council proposed. In effect, if the Council’s timetable was to be believed, all the necessary technical work for a Plan ending in 2038, could be wrapped up by the autumn of 2026. This, in turn, would allow the Examination to reopen before the end of 2026.

Unfortunately, the Inspectors are not convinced. The time estimate for concluding the technical work is too optimistic and would not see a Plan being adopted until early 2028 at the earliest, leaving a Plan period of less than 10 years.

The key issues: housing supply and time

At this stage, there is no need to dive into the forensic detail of it all. The Inspector’s letter is clear, but the key issues can be summarised in not allocating enough land, question marks over the delivery of a new community in Sailsbury, culminating in a Plan, which will have a shelf-life of just over 10 years from adoption. When this is added to the Government’s reform of the Local Plan system, launching this year, the conclusion is stark: the Inspectors have concluded that the Council has simply run out of time and, unlike Marty McFly, there is no DeLorean to allow them to revisit earlier mistakes.

Wiltshire’s housing land supply challenge

So, what does this all mean?

Like many LPAs, Wiltshire had a serious housing land supply problem going into the Examination and this is compounded by the NPPF revisions in December 2024. Currently, the Council’s own figures present a five-year supply figure of 2.42 years. Matters are amplified even more by the Plan period of the current Core Strategy, which expires this year. Given the failure of the Plan, the Council no longer has a Plan in place to resolve this undersupply.

Again, this raises the inevitable question of “speculative development” coming forward, and it is a simple, obvious fact that sites will be coming forward to meet its housing land supply requirements. While some will deride this, it has to be remembered that these sites will provide homes for all, including much-needed affordable housing. They will also create jobs and support local services and facilities. Housebuilding is a good thing. It also must be remembered that this is not just limited to housebuilding; employment development can also be viewed through a positive lens.

Wiltshire has a well-understood settlement hierarchy and makes extensive use of settlement boundaries. Neighbourhood Planning is also prevalent in the County, with several Parish Councils producing Plans which allocate housing sites (some of which we have secured).

Opportunities for landowners and the SME Housebuilding Sector

The current situation also represents a huge opportunity for the SME Housebuilding Sector. Now is the time to look seriously at smaller sites that can come forward and be delivered within five years. In looking at sites to come forward, I cannot stress enough that it’s a question of doing the basics right, ensuring the site is in a sensible location, deliverable, and free of genuine constraints. Writing this article in March, we are on the cusp of ecological survey season, so speculative applications this year are a realistic possibility.  Also, given the sheer size of the County, I would recommend that very careful attention is given to the sustainability credentials of a site, in terms of accessibility to services and facilities, not just in the settlement concerned, but also to major centres elsewhere in the County.

What next for planning and development in Wiltshire

The Inspectors’ latest letter effectively places Wiltshire’s Local Plan Review at a crossroads. Whether the Council ultimately withdraws the Plan or continues the Examination, the underlying issues remain the same: the county faces a significant housing land supply shortfall, and the current development plan framework is approaching the end of its life.

In the short to medium term, this creates a very different planning landscape. Without an adopted revised plan in place, and with national policy continuing to place strong emphasis on housing delivery, it is inevitable that new sites will come forward to help address the shortfall. While often labelled “speculative”, such development plays an important role in delivering homes, including affordable housing, supporting economic growth and sustaining local services.

How we can help you with your development aspirations in Wiltshire

For landowners and developers, the key will be identifying sites that are genuinely deliverable and well located in sustainability terms. Smaller sites capable of coming forward quickly – particularly those suited to SME housebuilders – may be especially well placed in the current context.

As ever, success will depend on careful site assessment, robust planning strategy and a clear understanding of the local policy landscape. With the right approach, the current uncertainty in Wiltshire’s plan-making process may present a real opportunity for landowners and developers to bring forward sustainable development.

Having recently secured permission on both allocated and unallocated sites in the County, we can advise you on how to make the most of the opportunity this presents.

Working with McLoughlin Planning

If you have a site which you believe may have development potential in Wiltshire, we would be pleased to discuss your proposals and explore how we can help bring them forward.

At McLoughlin Planning, our objective is simple: to achieve results for our clients through high-quality planning consultancy. Our team of Chartered Town Planning Consultants provides strategic advice and planning solutions across southern England and Wales, working on projects ranging from strategic land promotion and commercial development to private residential schemes and rural diversification projects.

Following the acquisition of Plainview Planning in 2024, our Group now combines the expertise of 13 planning professionals and support staff. This collaboration enables us to deliver commercially minded, creative solutions to a wide range of planning challenges.

For larger, strategic or complex projects — such as land promotions, multi-phase developments or aviation schemes — our McLoughlin Planning team can provide specialist advice.

For householder projects, developments of 10 dwellings or fewer, or smaller independent commercial schemes, our dedicated Plainview Planning team offers tailored support.

If you have a development proposal that could benefit from expert planning consultancy input, you can explore our team via our About Us page or contact us through the Arrange a Call option on our contact page, or via the email address and telephone number provided below.

We value your privacy and any information you provide will remain confidential and used solely in relation to your enquiry.

As always, the content of this article was correct at the time of publication. For the most up-to-date advice on planning policy and development opportunities, please contact our team.

Nathan McLoughlin – Managing Director 

T: 01242895008 

E: nathan.mcloughlin@mplanning.co.uk

Kent housing development: Reserved Matters planning approval secured for 32 new homes in Swanley. Our Group provided the planning strategy, prepared the outline planning application, secured approval at appeal and provided guidance on design, access, drainage and landscaping. 

What does the application deliver?

We have recently secured Reserved Matters planning approval for a development in Swanley, Kent, comprising 8 houses and 24 apartments – a total of 32 new homes. The submission addressed the reserved matters of layout, access, scale, appearance, landscaping and drainage, following the earlier outline consent. 

What to do when the planning policy landscape changes between planning application submissions

We secured outline planning permission for the site at appeal, which unlocked its development potential. Following the appeal win, the planning context in Sevenoaks has shifted considerably.  For example: 

• The District Council does not have an up-to-date Local Plan, relying instead on policies dating back to 2011 and 2015. 

• Following the revised NPPF (December 2024), the housing requirement rose from around 704 to 1,149 dwellings annually – an increase of 63%. 

• The Housing Delivery Test result stands at 44%, which means that the presumption in favour of sustainable development is engaged. 

• The Council cannot demonstrate a five-year housing land supply, falling well short of national policy expectations. 

• While the district is significantly constrained by Green Belt, this site sits outside this designation, reinforcing its suitability for residential use. 

This evolving policy position places greater emphasis on the careful interpretation and application of the NPPF, particularly the presumption in favour of sustainable development. 

How did we respond to planning policy shifts post-submission?

We worked closely with the Case Officer to refine the proposals, incorporating: 

• Updated site plans to reflect urban design advice; 

• A drainage assessment note meeting relevant requirements; 

• An improved landscape plan following arboricultural input. 

This collaborative process helped to ensure that the submission met policy requirements and was positively received. We are delighted that the full development potential of this site has been unlocked and that a quality housing scheme can now be realised.  

What Ongoing Project Management Do We Provide? 

Our involvement extends beyond securing permission. For projects of this nature, we provide: 

• Pre-application advice to identify risks and opportunities; 

• Ongoing engagement with council officers and consultees; 

• Collaboration, review and submission of revised plans and supporting reports; 

• Full project management through to implementation. 

This approach supports clients in navigating the technical, design and policy challenges that arise from appeal-led and complex sites. 

How we can help

At McLoughlin Planning, our simple objective is to get results for our clients by providing high-quality planning consultancy. Our team of chartered town planning consultants delivers strategic advice and planning solutions across southern England and Wales – from strategic land promotions and commercial premises to private developments and rural projects.

Since joining forces with Plainview Planning in 2024, our Group combines expertise across 13 planning professionals and support staff. This collaboration allows us to provide ingenious, commercially-minded solutions to a wide range of town planning challenges.

• For larger, strategic or complex projects (such as land promotions, multi-phase developments, aviation schemes), please contact our McLoughlin Planning team.

• For householder projects, developments of 10 units or fewer, or smaller independent commercial projects, our specialist Plainview Planning team can help.

Contact us

If you have a development project which would benefit from expert planning consultancy input, then feel free to view our full ‘About Us’ page to view which of our planning consultants best fit your needs and contact us through either our ‘Arrange a Call‘ tab on our contact page or via the email and telephone number provided below.  

We value your privacy and any information which you provide will not be shared outside of our company and will only be used in relation to your enquiry. 

As always, the content of this article was correct at the time of publication, but for the most up-to-date information on planning topics and policy queries, contact our team.    

Polly Mason – Associate Director

• T: 01242 895008
• E: polly.mason@mplanning.co.uk 

Project team

• LPA – Sevenoaks District Council  
• McLoughlin Planning and Plainview Planning (Planning Consultants)
• Urban and Rural Ltd (Architect)  
• Motion (Highways and Transport) 
• Simpson Consulting Engineers (Engineering)  
• Furse Landscape Architects Ltd (Landscape) 

• LPA – Sevenoaks District Council  

Image source: Urban and Rural 

Today marks the next step in preparing the West Oxfordshire Local Plan, with the publication of the Draft Preferred Policy Options Paper. It is on consultation until 8th August, and looking at it from a housing standpoint, the key points of the Plan are set out below. 

Settlement hierarchy in West Oxfordshire 

For those familiar with the current Local Plan, it’s very much business as usual, with the settlement hierarchy from the current Plan carried forward into the new Plan. In terms of strategy, the Plan proposes to align growth with existing and planned infrastructure and seeks to sustain the vitality of local communities (amongst other things). In terms of scale, the terminology used in the Plan is as follows: 

• Small scale – 1 to 10 dwellings 

• Medium scale – 10 to 300 dwellings 

• Strategic scale – 300 plus dwellings 

This is deployed as follows: 

• Principal Towns will remain the focus for growth, looking to accommodate small, medium and strategic scale development sites. 

• Service Centres—The focus will be on proportionate growth appropriate to the size of the settlement, with a focus on small—and medium-scale development. 

• Villages – a focus on smaller levels of growth, looking for small and medium-sized sites which are of a more limited scale than Service Centre locations. 

• Small Villages and Hamlets – development is limited to those that require a rural location. 

This approach to settlement expansion is complemented by focusing growth along “key strategic corridors”, which in West Oxfordshire terms means the A40 and the A44 (Chipping Norton and Woodstock). 

Housing need – 16,000 homes for West Oxfordshire 

The new Standard Method calculation saw a dramatic increase in the District’s housing requirement, rising to 905 dpa, equating to 14,480 homes over the Plan Period. It is welcome that the Plan aims to meet this in full. In addition, the Plan looks to add an additional 10% buffer, taking the planned supply to 16,000 homes. There may be a need for further upward expansion to take account of Oxford City’s unmet needs following the recent failure of the Local Plan. In terms of supply composition, the following should be noted: 

• 11,700 to come forward from allocations (5,200 from the 2031 Plan and 6,500 new allocations from the 2041 Plan) 

• 1950 from windfall allowance (150 pa 2028 to 2041). 

Where are the new site allocations? 

The Reg 18 consultation does not contain any new site allocations, which is conspicuous by its absence. Instead, it is a demonstration of the Council’s emerging thinking on the overall direction of travel. The Plan makes clear that there will be another focused consultation on potential development sites towards the end of 2025. 

West Oxfordshire’s Local Plan update – what this means for developers and landowners

The plan clearly shows considerable stability in the development strategy approach and settlement hierarchy, which is to be welcomed. Given the lack of site-specific allocations and a high housing target, which will rise subject to understanding Oxford’s unmet needs, there is a clear opportunity to promote sites for development. We have extensive experience in the District and would be happy to discuss any future options with you. In the meantime, you can find out more about our relevant experience here.  

How we can help

If you have a site which you think might have development potential in the West Oxfordshire area, then feel free to come and talk to us about what you are looking to bring forward and to find our more about how we can best assist. 

Nathan McLoughlin – Managing Director 

T: 01242895008 

E: nathan.mcloughlin@mplanning.co.uk 

About us

We are McLoughlin Planning, and our team has a simple objective: to get results for our clients by providing high quality planning consultancy. 

Our reputation for integrity, innovation and intelligence means we are a growing business, thriving on personal recommendations from our loyal clients and trusted industry colleagues. Our team of chartered town planning consultants deal with a host of interesting planning projects from across southern England and Wales – from strategic promotions and commercial premises to private developments and rural projects. 

We are a friendly and approachable team who care passionately about the built environment, always striving to get the best outcome for our clients and the community. Find out more about us here. 

McLoughlin Planning is delighted to confirm that we have successfully appealed a refusal of planning permission for alterations and extensions to a dwelling in the desirable Moor Park Estate, Hertfordshire.  

The scheme sought a myriad of works, including the demolition of an existing garage, workshop and front canopy; and the construction of a two-storey side and rear extension.  The key planning issue was the effect of the proposed development upon the character and appearance of the existing building and the area, including the Moor Park Conservation Area.  

Preparing a suitable strategy following the refusal of planning permission  

We were approached to assist following a refusal of planning permission for the scheme. Three Rivers District Council were content with the more minor elements of the design but felt that the proposed extensions would negatively impact the Conservation Area.  

Following a review of the planning submission as a whole, along with the relevant plan policies and pertinent precedents, we advised our client to appeal the planning decision.  A significant part of our reasoning behind this was that we felt that the Council’s concerns were based solely on a prescriptive interpretation of their Conservation Area (CA) Appraisal, which aimed to maintain spaces between detached properties. The Inspector agreed with our interpretation, identifying that:  

“The CA Appraisal explains these design standards are to maintain the open character of the estate and avoid the overdevelopment of plots. As I have found that the proposed development would achieve this, it is not necessary to forensically examine whether the proposal would exactly meet the design standards listed in the CA Appraisal.”  

This is an important reminder that policies and guidance should not be taken so literally.  In this case, the CA Appraisal insisted that a 2.5m space to the side of the property should remain.  

Even though the residual space proposed was less than this, the extensions were subservient to the main dwelling, designed to a high standard for the CA and they still maintained a space to allow visibility between plots. These points were, in the Inspector’s view, more important to the preservation of the CA than insisting on the prescriptive distances in the CA Appraisal.   

What happens after a planning application is refused?

If you have had your application for planning permission refused or have been informed by your local Council that a refusal is imminent – it may not necessarily mean the end of the line for your development aspirations.  If you have received a planning refusal, then in the first instance, review the decision notice and officer’s report.  These will give you the reasons for refusal and any perceived planning issues which may need to be resolved.  A planning consultant can advise on the severity of these reasons, and whether they can be navigated or mitigated.   

Once you understand why the application has been refused, you can then choose the appropriate planning strategy, be that a planning appeal, or a revised scheme and resubmission.  Alternatively, your application may still be live, but you are aware that a refusal is pending, in which case negotiation with the case officer and relevant stakeholders will be key.  

Which route to take and the requirements of each is something our planning consultants specialise in.  Feel free to contact the team at McLoughlin Planning to discuss your project and find out how we can best assist.   

How we can help

We are McLoughlin Planning, and our team has a simple objective: to get results for our clients by providing high-quality planning consultancy.   

Our team of chartered town planning consultants deal with a host of interesting planning projects from across southern England and Wales – from strategic promotions and commercial premises to private developments and rural projects.   

We are a friendly and approachable team who care passionately about the built environment, always striving to get the best outcome for our clients and the community.   

If you have a development project which would benefit from expert planning consultancy input, then feel free to view our full ‘About Us’ page to view which of our planning consultants best fit your needs and contact us through either our ‘Arrange a Call‘ tab on our contact page or via the email and telephone number provided below. 

Joe Seymour – Associate Director  

E:  joe.seymour@mplanning.co.uk  

T: 01242 895 121  

Image source: Seabrook Architects  

McLoughlin Planning has successfully secured Technical Details Consent (TDC) to construct 2 x 4-bed dwellings in the village of Driffield, a non-principal settlement near Cirencester. This is following the successful grant of Permission in Principle (PiP) at Cotswold District Council’s Planning Committee.

What is Permission in Principle (PiP)?

Permission in Principle is a planning consent route which was introduced in 2018.  It is an alternative way of obtaining planning permission for housing-led development and it separates the consideration of matters of principle for proposed development (location, uses and amount of development), from the technical detail of the of the development (everything else, including planning conditions, s.106 and BNG).

The PiP stage acts like a watered-down outline planning application, and it can prove a useful tool if you want to get a clearer idea of whether development on site may be acceptable in principle, without the need for submitting costly reports from the outset.

The Technical Details Consent is more akin to a full planning application and as such, requires the submission of detailed reports, including full details of layout, scale, landscaping, appearance, and access.

Technical Details Consent (TDC) and Biodiversity Net Gain (BNG)

The most notable aspect of this TDC approval is that off-site Biodiversity Net Gain (BNG) credits needed to be sourced from a third-party organisation. This is because the site was not large enough to achieve the statutory 10% BNG uplift within the site boundary. Once a quote for off-site BNG credits was obtained, this was enough for the Council to grant planning permission, subject to an informative stating that development cannot commence until a BNG Plan has been submitted to and approved by the Council.

This will now be commonplace for small-scale housebuilders and developers as the sites they typically develop will not be large enough to construct dwelling(s) and have sufficient residual space to achieve a 10% BNG uplift on site. Therefore, sourcing off-site BNG credits is now becoming an essential part of obtaining planning permission.

How we can help

Are you looking to obtain planning permission for small-scale residential development? Do you need to source off-site BNG credits for your development? If so, then please contact us through either our “Arrange a Call” tab on our contact page or via the email and telephone number provided below.

Joe Seymour – Associate Director

E:  joe.seymour@mplanning.co.uk

T: 01242 895 121

Project team

• K-Ten Consulting (Drainage)
• All Ecology (Ecology)
• Wotton Tree Consultancy (Arboriculture)
• Core Geotechnics Ltd (Geology)
• Andrew P Jones (Development Consultants)

Image Source: Andrew P Jones Associates

About us

We are McLoughlin Planning, and our team has a simple objective: to get results for our clients by providing high quality planning consultancy.

Our reputation for integrity, innovation and intelligence means we are a growing business, thriving on personal recommendations from our loyal clients and trusted industry colleagues. Our team of chartered town planning consultants deal with a host of interesting planning projects from across southern England and Wales – from strategic promotions and commercial premises to private developments and rural projects.

We are a friendly and approachable team who care passionately about the built environment, always striving to get the best outcome for our clients and the community.

Please view our full ‘About Us’ page to view which of our planning consultants would best fit your needs.

We are delighted that following our involvement, planning permission has been secured for the erection of six new apartments in the heart of Cinderford.

Identifying the development potential of brownfield land   

It was an interesting site, located within the development boundary of Cinderford and previously associated with commercial uses.  But it was also an irregular shape, bounded by commercial and residential units, and had a recent planning refusal for a similar scheme on site.

It seemed to be heading in a similar direction again as, prior to our involvement in the project, the applicant had received negative feedback from the planning officer on the latest application.  Fearing a planning refusal and not sure how to most effectively respond to the comments received, we were approached and asked by the applicant to review the case officer’s commentary to date, provide guidance on how best to amend the scheme and to prepare supporting evidence/mitigation measures to help navigate the proposals to a positive outcome.

Key planning considerations for residential development on a brownfield site

 Given the complexities of the space, key planning considerations included:

• technical requirements (such as parking, and internal room standards);
• residential amenity considerations;
• contamination;
• siting;
• relationship of the development with neighbouring commercial uses;
• how the design would respond to local vernacular; and
• ecological requirements.

We provided the project team with a critical analysis of both the planning policy requirements and the feedback from the officer and weighed this against the proposed development. Our input helped to ensure that the redesign met the technical requirements set out in both local and national policy documents.

Clever design solutions and a strategic planning approach can unlock the development potential of a challenging plot

It was great to be working on the scheme with Edge Design Workshop.  Their considered revisions to the scheme included: removal of a disused MEB building to unlock more of the site; clever design of the housing units to ensure space standards and amenity space requirements were amply met; suitable parking provision for both existing and future residents; design amends to remove the risk of overlooking.

Alongside our advice to the architect, the applicant also commissioned us to write a planning statement, clearly highlighting the previous concerns from the case officer and how these have been addressed in the revised proposal.

The Council remained co-operative throughout the process and ensured a fair assessment of the Site and the revisions undertaken. The result was a positive conclusion, unlocking a valuable brownfield site for the delivery of much needed new homes in Cinderford.

We are so pleased with the outcome, and that through our careful analysis of planning policy and context, effective engagement with the project team and the presentation of a clear and considered planning strategy – this dilapidated site will now be regenerated to the benefit of the local area and will bring new, stylish apartments to a central and sustainable location.

How we can help

If you have a brownfield site, are wondering about its development potential and would like a member of our team to review your case and explore whether there is a way forward to secure planning approval for your project, then please contact us through either our “Arrange a Call” tab on our contact page or via the email and telephone number provided below:

Chris Moore – Director

T: 01242895008

E: chris.moore@mplanning.co.uk

Image source: Edge Design Workshop (2024)