McLoughlin Planning is pleased to have helped a property owner secure Permission in Principle (PiP) with the London Borough of Sutton for an upward extension (airspace) development for 9 new flats. This is the first approved Permission in Principle granted by this London Borough.

Due to the significant number of reports and plans required through validation for full planning permissions, we have been approached by SME developers to find a means of managing development risk and to ensure the principle of their aspirations is something which can be agreed with the Council before investing in the technical work required. This is particularly applicable to constrained inner-city urban development sites where upward extensions for airspace development can be met with resistance.

Following previous success in London in using Permission in Principle, we worked with the landowner to develop a scheme which could be presented through a PiP to secure the principle of airspace development for the property. As this application type considers only the location, land use and amount of development, the level of supporting information is a fraction of a full planning permission. Whilst it does not remove the considerations and risks of subsequent technical considerations, it does provide an opportunity to agree with the Council whether the amount (i.e. number of residential flats) and location of the airspace development is acceptable. As PiP’s are limited to up to 9 residential units, this type of proposal is ideally suited for smaller development proposals in urban areas.

Following submission, McLoughlin Planning worked closely with the Council and case officer to ensure the proposal was being determined correctly and to agree with the officer on the appropriate amount of development which would be realistic to approve for further technical consent.

We are so pleased to have helped provide the landowner with reassurance through the PiP of their property’s development potential and to secure another first with a London Borough.

If you would like a FREE initial consultation call to explore whether your property could benefit from PiP, then please get in touch!

Chris Moore,

McLoughlin Planning has successfully obtained planning permission to demolish an existing dwelling and construct a larger replacement dwelling in the Tewkesbury Borough.  The site’s location within the Cotswolds National Landscape (formerly the Cotswolds Area of Outstanding Natural Beauty) and particularly the Gloucester-Cheltenham Green Belt presented significant challenges to achieving the client brief. In partnership with Coombes:Everitt Architects and Willder Ecology –we secured the demolition of a dilapidated dwelling dating from the 1920s, and the construction of a larger contemporary replacement dwelling.

Defining the term ‘materially larger’ in the Green Belt?  A holistic comparison can be key

Councils often provide inconsistent guidance or, more challenging still, no guidance at all in terms of the size of a replacement building one is allowed to construct in the Green Belt. The key planning policy test for this application was that the new dwelling could not be “materially larger” than the existing dwelling, which inevitably raised the question: what is meant by this subjective term?

McLoughlin Planning successfully negotiated with the case officer to agree that the proposed dwelling was not materially larger, thus allowing planning permission to be granted. One of the key lessons learnt from this project is that it is not simply a question of comparing the existing and proposed floor areas. The Council will also take into consideration the differences in height, footprint, and volume, in addition to floor area, when deciding whether a replacement building is “materially larger”. Providing a holistic comparison can be the difference between approval and refusal.

I own a property in the Green Belt – how can I obtain planning permission for my project?

We are absolutely delighted with the positive outcome on this project, which will turn an almost unusable dwelling into a well-designed home.  The team at McLoughlin Planning are very experienced in the nuances surrounding these types of development projects and navigating the complexities of challenging land designations.   If you have a project that might benefit from our expertise, then get in contact with one of our planning consultants to find out how we can best assist you.

Joe Seymour – Associate Director

We are delighted that following our involvement, planning permission has been secured for a garage conversion to enlarge the habitable living space of a mews house in the Royal Borough of Kensington and Chelsea (RBKC), despite a historic refusal on site for a similar scheme. The result of our recent planning approval will be the creation of a more spacious family home in a central and sustainable location, whilst also future proofing the building through important renovation works.

When a second opinion counts in planning

Our team was initially approached to assist following a planning refusal by RBKC for a similar scheme.  The key concerns raised by the Local Planning Authority (LPA) related to:

• The impact of the proposed design on the conservation area;
• Loss of car parking through the garage conversion and the subsequent additional on-street parking pressures.

As the property was centrally located in London, existing data advised us that surrounding streets were already heavily subscribed with parking permits and therefore could not afford the additional pressures. Furthermore, whilst garage conversions can, in some instances, be undertaken without the need for planning permission, a historic planning condition on the Mews property prevented the occupiers from benefiting from this opportunity.

Following a detailed review of the project, the previous refusal, the site’s context, and the relevant policies in the new Local Plan, we felt that there would be merit in revisiting the scheme and prepared a planning strategy for moving the project forward.

Turning a planning refusal into an approval – collaboration is key

Given the sensitive nature of the site, we worked closely with the team at Haine & Co Architects, to ensure that the revised design responded to the concerns raised in the previous planning refusal. The updated design sought to create a development which would be architecturally sympathetic to the age and character of the host building- reinforcing the original integrity of the site and its environs which was praised in the Officer’s Report.  Furthermore, the additional space at the property would allow for a more comfortable living space and would make best use of the existing footprint.

Regarding the parking issues, we prepared and presented a case to the LPA that a Section 106 legal agreement could be used to make the development “car-free”, given the site’s highly sustainable location. This would assuage concerns over additional pressures to on-street parking in the vicinity.

Following submission of the application, we liaised regularly with the case officer, ensuring they had everything they needed to make a timely determination. Upon completion of the legal agreement, the Council acknowledged that the previous reasons for refusal had been overcome and that Planning Permission could now be granted.

The importance of a strategic planning approach  

The above case is a useful reminder that a planning refusal does not necessarily mean that your development aspirations must come to a halt. Indeed, a refusal can help your proposals evolve, especially when combined with a strategic planning approach.

If you have recently had a planning refusal 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

We are delighted to confirm that McLoughlin Planning was instrumental in obtaining planning permission for the change of use of a Bed & Breakfast (Use Class C1) into a new dwelling (Use Class C3).    

Securing a residential use in a town centre location 

The proposed change of use raised a number of key planning considerations which had to be carefully navigated, as the 18th century property is situated in a Conservation Area and within the Cotswold National Landscape.   

But the main planning issue was related to the Principle of Development, given the property’s location in Stow’s defined town centre. This area is zoned for commercial uses, meaning new residential development is not usually supported. Despite this constraint, McLoughlin Planning was able to persuade Cotswold District Council that in this case, a residential use in the town centre was appropriate.  

Our pragmatic approach, nuanced analysis of policy and site context, and the presentation of a strong fall-back position secured the planning approval for this change of use and the further evolution of this historic building, which will now become a family home.  

Moving towards a mixed-use High Street? 

Councils tend to have policies prohibiting new dwellings in town centre locations, mainly to ensure the ‘vitality and viability’ of the High Street is maintained. However, applications like this demonstrate it is possible to obtain permission for a dwelling in commercial centres. As our High Streets evolve, there is increasing recognition that the introduction of modest amounts of residential uses within town centres can contribute to, rather than diminish, the activity in town centres.  

How we can help 

Do you own or are you interested in purchasing commercial property in a town centre with a view to changing its use to residential? 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 

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

It was an absolute pleasure to be part of this proposal in Brockworth for a three-storey, 66-bed care home facility, along with associated ancillary works. Planning was approved in February of this year.  

The planning balance – increase in built form outside the settlement boundary VS identified need for housing

The site comprised a single dwelling in ample grounds, surrounded by playing fields and residential gardens with established border treatments.  

Key planning considerations included:  

• The site’s location outside the settlement boundary; 

• The introduction of a larger built form compared to the buildings currently on site; 

• Access; 

• Design and layout; 

• Landscaping and trees;  

• BNG; 

• Archaeology;  

• Energy Strategy. 

Although outside the settlement boundary for Brockworth, the development site benefitted from being adjacent to a strategic allocation, outlined in the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy 2011-2031.  Furthermore, at the time of submission, the Council could not demonstrate a five-year housing land supply. The proposal would therefore help to address the identified need for registered care beds in the locality, and the quantum proposed would make a useful addition to the Council’s housing supply figures. 

Regarding the increase in built form compared to the existing, whilst this undoubtedly represented a key planning issue, it was successfully evidenced that the scheme could be delivered without unacceptable wider landscape and visual impacts, particularly given the significant additional residential development taking place adjacent to the site. As a result, we successfully justified that the minor visual harm created by the new built form would be comprehensively outweighed by the substantial benefits that would result from the development. 

The importance of communication and collaboration during the planning application process

Given this, a positive pre-application response was received, which acknowledged that the principle of development was acceptable, along with the proposed quantum of development which initially sought an 82-bed care home with associated amenity space, parking provision and a revised access point.   

On this basis, working effectively across a multi-disciplinary project team, a full planning application was submitted. However, statutory consultee responses received during the determination period raised several concerns.  We liaised effectively with the case officer and wider project team, presenting a series of solutions and mitigation measures to assuage concerns and present a scheme which responded positively to statutory responses and ensured a suitable quantum of care provision, adhering to the vision of our client.   

These included:  

• Reduction in the size of the proposed Care Home to 66 beds; 

• Revised and reduced building layout  set further back into the site; 

• Revised parking area to provide a higher proportion of spaces per unit; 

• Biodiversity Net Gain (BNG) Assessment which demonstrated that a 24.88% BNG would be achieved, far in excess of policy requirements; 

• Landscape Strategy Plan showing how the BNG will be achieved; 

• Archaeological Evaluation Report and Trial Trenching results; 

• Updated Sustainability and Energy Statement confirming that up to 90% of all the care home’s energy requirements woudl come from renewable energy sources; 

• Waste Minimisation Statement to ensure the development is carried out in an as environmentally friendly way as possible. 

The application was decided at Planning Committee, and we are delighted that following our involvement, all concerns raised by the statutory consultees were successfully resolved and that planning was approved in a timely manner.    

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 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 

McLoughlin Planning has secured planning approval for 13x affordable homes with associated works on land to the north of Down Ampney, near Cirencester at Planning Committee.  The proposed development will deliver much-needed housing on an allocated parcel of land within the Cotswold District Council Local Plan and inside a defined settlement boundary.  The approved scheme is a high-quality, considered and sensitively designed residential development which strives to set a “new standard” for the delivery of affordable housing.  These homes will be among the most energy efficient to be built in the district in recent years, in accordance with the Government and Council’s climate action ambitions.  

Responding positively to local housing need with a future-proof development

The proposed development will provide 100% affordable housing in an area where there is high demand. The housing mix directly responds to an identified need for the provision of smaller family homes in the area and, as a result, a mix of 2x and 3x bedroom homes will be developed.  

The project team worked rigorously through technical analysis and feedback from community engagement exercises, to ensure that the final scheme successfully responded to existing site constraints and opportunities. In addition, the development seeks to set a “new standard” for the delivery of affordable housing, with a fabric-first approach to ensure the project meets its target of being highly sustainable.  

The scheme will also provide the following benefits: 

• A new public open space to the south of the site, providing a mix of green spaces and a children’s play area; 

• A wildflower community meadow to provide a Biodiversity Net Gain (BNG); 

• Additional tree planting to the front of the proposed properties and across the public realm. 

Bringing a redundant site back into use through responsive housing development

Furthermore, the site itself was once used for garaging and car parking but is now overgrown and fenced off from public use.  These proposals will enable the sustainable use of a redundant site, in a location that is within the development boundary.    

This policy compliant scheme in a sustainable location will deliver on the Local Plan’s development allocation and provide much-needed new affordable housing in Down Ampney. The aspiration is to set a new standard of build quality for affordable housing, with the development seeking to provide holistic renewable energy solutions to support low energy costs. This visionary development builds on a collaboration agreement between Bromford and Cotswold District Council to facilitate the development of sustainable, affordable homes in the area. 

It was great to work with  Bromford Housing Association on this project, with excellent architectural vision from Ridge and Partners Architects and landscape and ecological input from EDP.  We thank Cotswold District Council, its elected members, and consultees for their thoughtful response to this considered, needed, and well-designed affordable housing scheme which has community at its heart.   

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 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