Planning

We provide a complete planning service to a range of private and public sector clients including property owners, occupiers, developers, investors, institutions and local planning authorities in the residential, commercial, renewables, leisure and agricultural sectors.

Our advice is based on extensive knowledge of the ever-complex and fast-changing UK planning system.  This enables us to provide bespoke and cost-effective advice at all stages of development from project inception, spatial master planning to negotiating final project delivery.

We pride ourselves on always offering one principal point of contact which means our advice is always consistent and provided in a timely manner.  It also means that each member of our team embraces responsibility.  Our collaborative way of working with other technical specialists means we are experts at finding solutions to assist in unlocking latent value.

The Planning Process

SandersonWeatherall-Planning-Flowchart

 

The basis for decision making is set out on planning legislation, that is, “if regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise". We apply this approach to each of our planning services. 

Our Services

We offer the following services:

• Planning Strategy Formulation

• Planning Appraisals

• Planning Applications & Appeals

• Community & Stakeholder Engagement

• Environmental Impact Assessment

• Planning Obligation Negotiation

• Land Promotion

• Policy Representations

• Monitoring Services

• Master Planning & Development Briefs

• Due Diligence

 

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77 touring caravan pitches permitted in Carmarthenshire

Our planning team has obtained two separate planning permissions for an additional 77 touring caravan pitches at Gateway Resort, Carmarthenshire. Gateway Resort is an award winning touring and camping site located to the south of Bynea. With a direct link to the Millennium Coastal Path and overlooking the Loughor Estuary and Gower Peninsular the resort is a popular leisure destination in its own right. The park comprises an indoor heated swimming pool, a number of play areas and a large bar and restaurant area, which hosts a number of events throughout the year.

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Our planning team has obtained two separate planning permissions for an additional 77 touring caravan pitches at Gateway Resort, Carmarthenshire. Gateway Resort is an award winning touring and camping site located to the south of Bynea.

With a direct link to the Millennium Coastal Path and overlooking the Loughor Estuary and Gower Peninsular the resort is a popular leisure destination in its own right. The park comprises an indoor heated swimming pool, a number of play areas and a large bar and restaurant area, which hosts a number of events throughout the year.

[fulltext] =>

Owen Pike, head of our planning team, commented, “I’m delighted that we were able to assist in a successful planning application for Gateway Resort.

“We coordinated the preparation and submission of the formal application drawings, technical reports and supporting documentation. It was a really interesting project as the site is located adjacent to an estuary where the water environment is protected. However this constraint meant our client had to agree to pay commuted sums towards the cost of removal of surface water flows from the public sewerage system. We therefore drafted the heads of terms for two section 106 agreements before our client’s solicitor agreed the final details.

“Following execution of the section 106 agreements and the grant of planning permission, we look forward to seeing the resort develop and the business flourish following as a result.”

Throughout the project our planning team worked in collaboration with Bob Lashley Design, Francis Sant Limited, Amber Environmental Consultancy Ltd and Gower Williams.

For more information on the case or to discuss your planning needs, please contact Owen Pike on 0117 338 1813 or at owen.pike@sw.co.uk. Alternatively, Owen will be attending the Holiday Park Innovation Show at the Birmingham National Exhibition Centre on 9 November 2017; our stand number is 2680. Owen would be happy to talk to anyone attending this event.

Contact Us

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The Housing and Planning Act 2016

A Potential Significant Opportunity for the Park Homes Sector: 'Park Home' is the industry name for a caravan which is used for residential purpose. National Planning Policy, as reflected in the NPPF, requires Local Planning Authorities (LPAs) to produce Local Plans that will deliver the full, Objectively Assessed Needs (OAN), for market and affordable housing in the housing market area. The Government's online Planning Practice Guidance (PPG) sets out the methodology for assessing housing need; it refers to specific types of housing which should be considered. No reference is made to Park Homes or residential caravans. Accordingly, there is no duty for LPAs to forward plan for provision of this type of housing. Clause 124 of The Housing and Planning Act 2016: The Act received Royal Assent on 12 May 2016 and Clause 124 relates to the Assessment of accommodation needs. It requires local housing authorities in England to consider: "...the needs of people residing in or resorting to their district with respect to the provision of-  (a) sites on which caravans can be stationed..." This suggests that local housing authorities (this includes District Councils and London Borough Councils) will need to start forward planning for provision of residential caravans. This is a significant step change from other recent planning legislation because it is the first time non-gypsy caravans have been recognised as having a role in contributing towards the supply of housing in a given area. Clause 124 comes into force on 12 July 2016. Potential Implications for Planning: It is predicted that the online PPG will be updated such that it will specifically identify Park Homes (either this specific term or residential caravans) as an additional type of housing that needs to be considered and planned for. If this does not happen soon after 12 July 2016, it is suggested that the Park Homes sector should lobby the Government and request that it updates its planning guidance to reflect the Housing and Planning Act. In the meantime, it is suggested that Clause 124 could be used by applicants in planning statements of case as an additional reason t justify additional Park Homes. How We Can Help: Undertake planning appraisals to establish the prospects for obtaining planning permission for park homes, or holiday caravans; Devise planning statements of case – we have been successful recently in obtaining planning permissions for park homes by explaining their social and economic benefits; Manage the application process – timescales and delivery; and. Monitor applications, respond to comments from consultees and negotiate permissions   Contact Owen Mobile: 07889 701547 13/07/2016

Read More....

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A Potential Significant Opportunity for the Park Homes Sector:

'Park Home' is the industry name for a caravan which is used for residential purpose.

National Planning Policy, as reflected in the NPPF, requires Local Planning Authorities (LPAs) to produce Local Plans that will deliver the full, Objectively Assessed Needs (OAN), for market and affordable housing in the housing market area. The Government's online Planning Practice Guidance (PPG) sets out the methodology for assessing housing need; it refers to specific types of housing which should be considered. No reference is made to Park Homes or residential caravans. Accordingly, there is no duty for LPAs to forward plan for provision of this type of housing.

Clause 124 of The Housing and Planning Act 2016:

The Act received Royal Assent on 12 May 2016 and Clause 124 relates to the Assessment of accommodation needs. It requires local housing authorities in England to consider:

"...the needs of people residing in or resorting to their district with respect to the provision of-  (a) sites on which caravans can be stationed..."

This suggests that local housing authorities (this includes District Councils and London Borough Councils) will need to start forward planning for provision of residential caravans.

This is a significant step change from other recent planning legislation because it is the first time non-gypsy caravans have been recognised as having a role in contributing towards the supply of housing in a given area.

Clause 124 comes into force on 12 July 2016.

Potential Implications for Planning:

It is predicted that the online PPG will be updated such that it will specifically identify Park Homes (either this specific term or residential caravans) as an additional type of housing that needs to be considered and planned for. If this does not happen soon after 12 July 2016, it is suggested that the Park Homes sector should lobby the Government and request that it updates its planning guidance to reflect the Housing and Planning Act.

In the meantime, it is suggested that Clause 124 could be used by applicants in planning statements of case as an additional reason t justify additional Park Homes.

How We Can Help:

  • Undertake planning appraisals to establish the prospects for obtaining planning permission for park homes, or holiday caravans;
  • Devise planning statements of case – we have been successful recently in obtaining planning permissions for park homes by explaining their social and economic benefits;
  • Manage the application process – timescales and delivery; and.
  • Monitor applications, respond to comments from consultees and negotiate permissions

 

Contact Owen

Mobile: 07889 701547

13/07/2016

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Mandatory Requirement for all Major Developments in Wales

From 1 August 2016, applications for major development in Wales will no longer be validated unless they are supported by a Pre-application Consultation (PAC) Report. Major Developments: The development on a site of 1 ha or more Housing developments of 10 or more dwellings or where the site area is of 0.5 ha or more (if the number of dwellings is not known) The provision of a building(s) where the floorspace created exceeds 1,000 sq m The winning and working of minerals or the use of land for mineral-working deposits Waste development   Undertake a statutory 28-day Consultation: This will start once all the following tasks have been undertaken: Site Notices (in English and Welsh) – this need to be put up in public view in and around the site Notify Owners or Occupiers of land adjoining application site – via a letter (in English and Welsh) Consult ‘Community Consultees’ and ‘Specialist Consultees’ – via a letter Draft Planning Application Package – make this available for public viewing; online availability is encouraged   Pre-application Consultation (PAC) Report: This should include: An explanation of how the applicant has complied with the legislation - The Town and Country Planning (Development Management Procedure) (Wales) (Amendment) Order 2016 Identify any responses to the consultation received Describe how those responses have been taken into account   Potential Implications for Planning: In theory front-loading the consultation process should enable LPAs to determine planning applications quicker than they have done historically. It will be a few months before we see if this happens. If this does lead to quicker decisions, perhaps Ministers will make this a statutory requirement in England. Watch this space… How We Can Help: Devise and implement pre-application consultation strategies Manage the application process – timescales and delivery Monitor applications, respond to comments from consultees and negotiate permission   Contact Owen Mobile: 07889 701547 01/08/2016

Read More....

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From 1 August 2016, applications for major development in Wales will no longer be validated unless they are supported by a Pre-application Consultation (PAC) Report.

Major Developments:

  • The development on a site of 1 ha or more
  • Housing developments of 10 or more dwellings or where the site area is of 0.5 ha or more (if the number of dwellings is not known)
  • The provision of a building(s) where the floorspace created exceeds 1,000 sq m
  • The winning and working of minerals or the use of land for mineral-working deposits
  • Waste development

 

Undertake a statutory 28-day Consultation:

This will start once all the following tasks have been undertaken:

  • Site Notices (in English and Welsh) – this need to be put up in public view in and around the site
  • Notify Owners or Occupiers of land adjoining application site – via a letter (in English and Welsh)
  • Consult ‘Community Consultees’ and ‘Specialist Consultees’ – via a letter
  • Draft Planning Application Package – make this available for public viewing; online availability is encouraged

 

Pre-application Consultation (PAC) Report:

This should include:

  • An explanation of how the applicant has complied with the legislation - The Town and Country Planning (Development Management Procedure) (Wales) (Amendment) Order 2016
  • Identify any responses to the consultation received
  • Describe how those responses have been taken into account

 

Potential Implications for Planning:

In theory front-loading the consultation process should enable LPAs to determine planning applications quicker than they have done historically. It will be a few months before we see if this happens. If this does lead to quicker decisions, perhaps Ministers will make this a statutory requirement in England. Watch this space…

How We Can Help:

  • Devise and implement pre-application consultation strategies
  • Manage the application process – timescales and delivery
  • Monitor applications, respond to comments from consultees and negotiate permission

 

Contact Owen

Mobile: 07889 701547

01/08/2016

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Owen Pike explores whether the Housing and Planning bill will increase housing delivery

Earlier this year the government announced a £1.2 billion starter home fund, to prepare brownfield sites for new homes.  The government believe that the fund will fast-track the creation of at least 30,000 new starter homes and up to 30,000 market homes, on 500 new sites by 2020.

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Earlier this year the government announced a £1.2 billion starter home fund, to prepare brownfield sites for new homes.  The government believe that the fund will fast-track the creation of at least 30,000 new starter homes and up to 30,000 market homes, on 500 new sites by 2020.

[fulltext] =>

Owen Pike, associate partner in our planning department comments on the government’s starter home fund:

“It is questionable whether the Housing and Planning bill will increase housing delivery, certainly in the short term, because of uncertainty over the provision of affordable housing.

There is a general duty to promote supply of starter homes within the bill but it is not clear whether starter homes need to be provided instead of affordable housing requirements, or in addition to. This is a critical point and I believe ‘live’ residential applications could stall until the government clarifies, because it will have an impact on the viability of projects.

If councils are forced to sell their housing stock under Right to Buy, this could force the poorest out of expensive areas like London. Planning for all members of society is crucial to delivering balanced communities and driving economic growth.

It is highly questionable whether growing businesses will remain in – or relocate to – areas where house prices are high, the supply of stock is limited, new development is restricted by planning constraints and where commuting levels are significant if their employees cannot afford to buy a home.

The proposals to reform the planning system and provide more land to build homes are welcome and should help to increase housing provision. This includes introducing a Planning Permission in principle, requiring local authorities to grant planning permission for enough service plots to meet the demand of self-build and custom house building and giving greater powers to the secretary of state to intervene in the preparation of local plans.

However, in order to meet the needs of the whole population, including people who will never be homeowners, I think the government should reconsider its proposals for extending right to buy. Similarly, funding should be made available for councils to build their own housing stock.”

Contact Owen

Mobile: 07889 701547

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Planning Appeal Success; Extension of Opening Hours until 3am Allowed

Prior to the end of 2017, our planning team obtained a notable planning appeal success at a commercial property in Canterbury, on behalf of Atwal Investments Ltd. Our planning team were appointed following refusal of planning permission to extend the opening hours of a food premises from 11:00hrs to 23:30hrs daily, to 10:30hrs to 01:00hrs Monday to Thursday, and 10:30hrs to 03:00hrs Friday to Sunday. We worked in collaboration with Cole Jarman Limited.

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Prior to the end of 2017, our planning team obtained a notable planning appeal success at a commercial property in Canterbury, on behalf of Atwal Investments Ltd.

Our planning team were appointed following refusal of planning permission to extend the opening hours of a food premises from 11:00hrs to 23:30hrs daily, to 10:30hrs to 01:00hrs Monday to Thursday, and 10:30hrs to 03:00hrs Friday to Sunday. We worked in collaboration with Cole Jarman Limited.

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We prepared an Appeal Statement of Case which demonstrated that the extended hours would not give rise to an unacceptable degree of noise and disturbance late at night. The plans were in accordance with Saved Development Plan policies, Emerging Local Plan policies, national planning policy and licencing controls, and the proposal constituted sustainable development which would not cause significant detriment to the amenities of nearby residential properties.

The Planning Inspector concluded that “…the proposed extension of opening hours for hot food deliveries would not harm the living conditions of occupiers of neighbouring properties by reason of noise and disturbance.”

Owen Pike, head of our planning team, commented, “Our knowledge of the Licensing Act 2003 and Guidance from the Secretary of State for the Department of Culture, Media and Sport (DCMS) as well as Canterbury City Council’s licencing policy enabled us to secure a positive outcome for our client. We were able to argue that the Licensing Authority was better placed to assess the impact on public nuisance than the Planning Authority and that controls imposed by the Licensing Authority were sufficient to prevent demonstrable harm being caused to the general amenity of the area.” (CLICK HERE FOR LINK TO APPEAL DECISION)

Using a similar supporting case, our planning team has subsequently submitted a similar planning application at a commercial property in Leeds. For more information on how we might be able to assist your business in extending its operational hours, please contact Owen Pike on 0117 338 1813 or owen.pike@sw.co.uk.

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We worked in collaboration with Cole Jarman Limited. 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Case Study: Planning permission secured for a 30-acre solar farm

Our planning team helped secure planning permission for a 30-acre solar farm near Wigan on land owned by Lancashire Wildlife Trust. Owen Pike, associate partner, acted as consultant on behalf of Solstice Renewables, an award-winning independent solar farm developer, on the Cleworth Hall Farm Solar Park located in the Greater Manchester Green Belt. 

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Our planning team helped secure planning permission for a 30-acre solar farm near Wigan on land owned by Lancashire Wildlife Trust.

Owen Pike, associate partner, acted as consultant on behalf of Solstice Renewables, an award-winning independent solar farm developer, on the Cleworth Hall Farm Solar Park located in the Greater Manchester Green Belt. 

[fulltext] =>

Solstice Renewables was established in 2013 and has developed ten solar farms totalling 88 MegaWatts (MW) capacity – enough renewable electricity to power 26,000 typical homes.

As part of the coordination of activity to prepare, submit and negotiate the proposal, we devised a planning strategy for obtaining permission as swiftly as possible, attended councillor briefings and prepared a request for an EIA screening option.

Working with the Greater Manchester Ecology Unit, we were able to demonstrate that the proposals were compatible with the ongoing protection of the great crested newts in the area - a European protected species. This was also important to Solstice Renewables, who prioritises biodiversity and ecological enhancement at all its solar farms.  

Giovanni Maruca, director at Solstice Renewables commented: “Overall we’ve had an excellent experience with Sanderson Weatherall. In the last two years, planning approval for solar farms has become increasingly difficult due to a change in political climate. Sanderson Weatherall was exceptional at working with a challenging and complex case and ensuring we got a positive result that will be beneficial for the local community and the Wildlife Trust.”  

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Planning appeal successful at South Devon Park Home

Planning permission has been granted for seven residential park homes on a site in Teignmouth, Devon. The new park homes will be located at Bronzerock View, a residential park home site offering a luxury lifestyle in the heart of South Devon. The planning permission, which had previously been refused, will allow the change of land use from stationing holiday caravans to residential park homes. Head of planning, Owen Pike, commented, “I am delighted that our appeal, which we made on behalf of the park owners, has been successful.

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stdClass Object ( [state] => 1 [modified] => 2017-02-10 10:29:21 [id] => 1093 [asset_id] => 1404 [title] => Planning appeal successful at South Devon Park Home [alias] => planning-appeal-successful-at-south-devon-park-home [introtext] =>

Planning permission has been granted for seven residential park homes on a site in Teignmouth, Devon. The new park homes will be located at Bronzerock View, a residential park home site offering a luxury lifestyle in the heart of South Devon.

The planning permission, which had previously been refused, will allow the change of land use from stationing holiday caravans to residential park homes.

Head of planning, Owen Pike, commented, “I am delighted that our appeal, which we made on behalf of the park owners, has been successful.

[fulltext] =>

“The permission was first refused due to it being contrary to local planning policy. However, we noted that the loss of holiday use on the land would not be harmful to the local tourist economy, and therefore the park owners should be able to sell all the units on the site for residential purposes.

In addition to managing the successful appeal we also advised the park owner on the park’s wider redevelopment; including advice on permitted development rights.

Throughout the project, our planning team were supported by our South West building consultancy and agency teams who provided project management and viability advice respectively.

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The new park homes will be located at Bronzerock View, a residential park home site offering a luxury lifestyle in the heart of South Devon. 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Planning conditions revised to enhance prospects of site sale

Our planning team was approached by a medium-sized holiday and mobile home park operator to provide advice on planning permission for a holiday lodge development, which had been obtained by a third party on a site that neighboured one of its established parks. The operator was interested in buying the holiday lodge site but was not initially willing to proceed because some of the conditions attached to the permission were onerous. We met the operator to explain that a new planning application could be made to the Local Planning Authority (LPA) and suggested that our client should enter into an option agreement to ensure they would be in prime position to purchase the site if the LPA agreed to vary the conditions.

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stdClass Object ( [state] => 1 [modified] => 2017-01-16 11:44:59 [id] => 1055 [asset_id] => 1366 [title] => Planning conditions revised to enhance prospects of site sale [alias] => case-study-planning-conditions-revised-to-enhance-prospects-of-site-sale [introtext] =>

Our planning team was approached by a medium-sized holiday and mobile home park operator to provide advice on planning permission for a holiday lodge development, which had been obtained by a third party on a site that neighboured one of its established parks. The operator was interested in buying the holiday lodge site but was not initially willing to proceed because some of the conditions attached to the permission were onerous.

We met the operator to explain that a new planning application could be made to the Local Planning Authority (LPA) and suggested that our client should enter into an option agreement to ensure they would be in prime position to purchase the site if the LPA agreed to vary the conditions.

[fulltext] =>

We subsequently submitted a planning application and attended a meeting with the LPA to explain that the conditions as originally worded meant it would be less viable to run a successful holiday park business at the site.

Our knowledge of numerous issues meant we were able to devise a convincing case and consequently the LPA granted a new planning permission with the onerous conditions reworded to reflect our suggestions.

As a result of our work, the prospects that the owner of the holiday lodge site will be able to sell it (most likely to our client) have been increased. This demonstrated that planning consultant’s knowledge of the planning process as well as project delivery can be vital to ensuring that planning permissions are actually valuable and implementable.

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77 touring caravan pitches permitted in Carmarthenshire

Our planning team has obtained two separate planning permissions for an additional 77 touring caravan pitches at Gateway Resort, Carmarthenshire. Gateway Resort is an award winning touring and camping site located to the south of Bynea. With a direct link to the Millennium Coastal Path and overlooking the Loughor Estuary and Gower Peninsular the resort is a popular leisure destination in its own right. The park comprises an indoor heated swimming pool, a number of play areas and a large bar and restaurant area, which hosts a number of events throughout the year.

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Our planning team has obtained two separate planning permissions for an additional 77 touring caravan pitches at Gateway Resort, Carmarthenshire. Gateway Resort is an award winning touring and camping site located to the south of Bynea.

With a direct link to the Millennium Coastal Path and overlooking the Loughor Estuary and Gower Peninsular the resort is a popular leisure destination in its own right. The park comprises an indoor heated swimming pool, a number of play areas and a large bar and restaurant area, which hosts a number of events throughout the year.

[fulltext] =>

Owen Pike, head of our planning team, commented, “I’m delighted that we were able to assist in a successful planning application for Gateway Resort.

“We coordinated the preparation and submission of the formal application drawings, technical reports and supporting documentation. It was a really interesting project as the site is located adjacent to an estuary where the water environment is protected. However this constraint meant our client had to agree to pay commuted sums towards the cost of removal of surface water flows from the public sewerage system. We therefore drafted the heads of terms for two section 106 agreements before our client’s solicitor agreed the final details.

“Following execution of the section 106 agreements and the grant of planning permission, we look forward to seeing the resort develop and the business flourish following as a result.”

Throughout the project our planning team worked in collaboration with Bob Lashley Design, Francis Sant Limited, Amber Environmental Consultancy Ltd and Gower Williams.

For more information on the case or to discuss your planning needs, please contact Owen Pike on 0117 338 1813 or at owen.pike@sw.co.uk. Alternatively, Owen will be attending the Holiday Park Innovation Show at the Birmingham National Exhibition Centre on 9 November 2017; our stand number is 2680. Owen would be happy to talk to anyone attending this event.

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