Lost at Appeal? You may just need a new plan!
Planning Direct has recently secured Planning Permission for a new dwelling on a site in Ilford, Essex. This win was particularly good news for our client who previously appealed a planning decision to develop their site, and lost.
This case study should offer encouragement to anyone who has been through a relatively lengthy and sometimes costly appeals process and almost given up hope. Just because you have been denied permission to develop a property or a piece of land does not mean it is necessarily the end of the road. A fresh look at your site by a Planning expert and a revised detailed application could result in a different outcome.
When submitting an application for Planning Permission you need to demonstrate that you have addressed and satisfied the requirements of both Local and National Policy. A strong supporting statement, usually referred to as a Design and Access statement (D & A), gives you the opportunity to address relevant policies and identify how your build satisfies the necessary criteria. The expertise offered by a team at a planning consultancy such as Planning Direct will ensure that the arguments put forward in your D & A are most likely to be winning arguments, securing the positive outcome you so desire.
When a planning consultant at Planning Direct writes a D & A he or she first checks the relevant Local Plan. Each Local Planning Authority (LPA) is required by Government to prepare a Local Plan. The National Planning Policy Framework (NPPF) states that the planning system should be genuinely plan-led. Government guidelines state that “succinct and up-to-date plans should provide a positive vision for the future of each area and a framework for addressing housing needs and other economic, social and environmental priorities”.
If you can demonstrate that your proposal fits in with, and supports the Local Plan in your area then you are half way there. In this case, Policy LP7 of the Redbridge Local Plan provides that the Council should “approve the development of residential gardens, where it can be demonstrated that it would not cause harm to the local area”. Taking this as his starting point, the Planning Consultant used his supporting D & A to highlight how this development would not ‘cause harm to the local area’. Factors addressed included
- Parking provision, or more importantly a lack thereof (and a relevant unilateral undertaking)
- The amenities of neighbouring occupiers, with regards to their outlook, light and privacy, demonstrating that this development would have no adverse impact upon the neighbours
- The design and appearance of the proposed dwelling (a single storey bungalow) would have a positive impact on its neighbouring buildings.
Much to the applicant’s delight, The London Borough of Redbridge approved their application to build a one bedroom bungalow on a piece of their garden land plot. In the Decision Notice the Planning Officer referenced a number of Local Planning Policies as follows
- Increasing housing supply | optimising housing potential | delivering housing growth (an easy win as the council is falling far short of their Housing Land Supply target)
- Promoting high quality design and sustainable design & construction
- Parking | Cycling
- Amenity & internal space standards
- Protecting trees & enhancing the landscape
- Back garden development
If you need help securing Planning Permission to build a new dwelling on your land contact Planning Direct. Our initial advice is free and we could help you succeed where others have failed.
Contact us here.