When can a fall-back development be a material planning consideration?

Published on: 8th January 2019

Many of our projects are on established sites or brownfield sites in countryside locations and designated landscapes where development is restrictive. Over the last year, we have advised on sites in a number of sensitive locations including the North Yorkshire Moors National Park, the Cotswolds Area of Outstanding Natural Beauty (AONB) and the Gower AONB.

Given such restrictions, it can be very easy for local planning authorities to resist proposed developments on the basis that their planning policies do not allow new residential, office, warehousing or tourism developments. We are therefore often appointed to devise supporting planning cases based on Development Plan policies and material considerations, which can include national planning policy as reflected in the NPPF (revised in July 2018) and national planning guidance. This can require ‘out of the box thinking’. For example, we pride ourselves in undertaking thorough site research at the beginning of commissions to establish what Permitted Development Rights (PDR) (i.e. what type of development can take place without the need of planning permission) exist at a site. This can then be used when negotiating planning applications and in some circumstances, it can tip the planning balance in favour of a planning application.

In this regard, a 2017 Court of Appeal Judgement (Mansell v. Tonbridge & Malling Borough Council [2017] EWCA Civ 1314) clarified when a fall-back development may be a material planning consideration for an alternative development. This case concerned an appeal concerning a decision of Garnham J in dismissing a claim for judicial review of a planning permission granted by Tonbridge & Malling Borough Council. The demolition being the demolition of a barn and bungalows and the construction of 4 detached dwellings.

In the Court of Appeal Judgement, Lindblom LJ confirmed the legal considerations in determining the materiality of the ‘fall back’ position as a planning judgement were as follows:

- the basic principle is that for a prospect to be a real prospect it does not have to be probable or likely, a possibility will suffice.
- there is no rule of law that in every case the ‘real prospect’ will depend, for example, on the site having been allocated for the alternative development in the development plan or planning permission having been granted for that development, or on there being a firm design for the alternative scheme, or on the landowner or developer having said precisely how he would make use of any permitted development rights available to him under the GPDO. In some cases, that degree of clarity and commitment may be necessary; in others, not. This will always be a matter for the decision-maker’s planning judgement in the particular circumstances of the case in hand.

We have recently referred to this case when submitting planning applications for residential developments in Wealden, Cornwall and Lewes. Although these planning applications are still under consideration, we have persuaded the planning officers that each of these sites benefit from a number of fall-back developments and these positions should be given significant weight in the planning balance exercise. Our research in establishing that fall-back developments exist has therefore enhanced the prospects of obtaining planning permission in each case; we are hopeful of receiving positive decisions shortly.

Please contact Owen Pike on 0117 338 1813 if you want to discuss this Court of Appeal Judgement or if you require planning advice on a project.

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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   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   Contact Us

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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

 

Contact Us

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Planning permission granted for 34 static caravans at holiday park in Somerset

Our planning team has recently helped secure planning permission for 34 static holiday caravans at Home Park Holiday Park, Edithmead, Burnham-on-Sea. Owen Pike, head of our planning team, commented “There were several constraints which made this a very interesting and challenging project work on. The park is located within a Flood Zone 3 and there are hedgerows and a tree group on the boundaries which are subject to Tree Preservation Orders (TPO).

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Our planning team has recently helped secure planning permission for 34 static holiday caravans at Home Park Holiday Park, Edithmead, Burnham-on-Sea.

Owen Pike, head of our planning team, commented “There were several constraints which made this a very interesting and challenging project work on. The park is located within a Flood Zone 3 and there are hedgerows and a tree group on the boundaries which are subject to Tree Preservation Orders (TPO).

[fulltext] =>

“To help mitigate the effect of these constraints we commissioned a Flood Risk Assessment (FRA) and Arboricultural Impact Assessment (AIA) in support of the planning application. The assessments recommended a number of measures to overcome the constraints, including minimum finished floor levels for the units above sea level and retention of the majority of trees and hedgerows on the site.

“The ultimate decision from planning officers was in agreement with us that the development complied fully with the development and planning permission was therefore granted.”

Please contact Owen Pike on 0117 338 1813 or at owen.pike@sw.co.uk for further details if you have a site with development potential.

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Chesterfield Development Site available with planning consent

A prime development site in Chesterfield with planning consent for a 98-bed hotel, 28 apartments and retail space is unexpectedly being reoffered for sale. Acting on behalf of Joint Fixed Charge Receivers, our Asset Advisory team in Leeds is handling the sale of the 0.15 hectare (0.37 acre) cleared site which is within close proximity to the town centre and railway station. The site is adjacent to the Royal Court office development and nearby occupiers include Chesterfield College, HM Coroner’s Court and Magistrates Court.

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A prime development site in Chesterfield with planning consent for a 98-bed hotel, 28 apartments and retail space is unexpectedly being reoffered for sale.

Acting on behalf of Joint Fixed Charge Receivers, our Asset Advisory team in Leeds is handling the sale of the 0.15 hectare (0.37 acre) cleared site which is within close proximity to the town centre and railway station. The site is adjacent to the Royal Court office development and nearby occupiers include Chesterfield College, HM Coroner’s Court and Magistrates Court.

[fulltext] =>

Offers are invited for the freehold interest and any enquiries should be directed to Neil Bestwick (0113 221 6088) neil.bestwick@sw.co.uk

Click here to view the property listing.

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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.

Read More....

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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.

[fulltext] =>

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.

Contact Us

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/news/8-latest-news/1388-planning-appeal-success-extension-of-opening-hours-until-3am-allowed?layout=default&breadcrumb=noimage

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.

Read More....

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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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Holiday & Caravan Park 2019 Market Report

The UK economy has endured a further year of uncertainty largely centred around the ongoing Brexit negotiations. Click here to view the full report. A record breaking 2018 will be remembered as a year of two halves, certainly in terms of the weather – The ‘Beast from the East’ gave us a slow start keeping many holiday makers at home for much of the spring. It also proved a difficult period for caravan sales, reported by many operators to be weaker than anticipated. What a difference a couple of months can make – A record breaking summer, hotter than 1976, the year Edwards and Partners were established, helped to recover lost ground and has resulted in 2018 being another excellent year for the caravan park sector. 

Read More....

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The UK economy has endured a further year of uncertainty largely centred around the ongoing Brexit negotiations.

Click here to view the full report.

A record breaking 2018 will be remembered as a year of two halves, certainly in terms of the weather – The ‘Beast from the East’ gave us a slow start keeping many holiday makers at home for much of the spring. It also proved a difficult period for caravan sales, reported by many operators to be weaker than anticipated. What a difference a couple of months can make – A record breaking summer, hotter than 1976, the year Edwards and Partners were established, helped to recover lost ground and has resulted in 2018 being another excellent year for the caravan park sector. 

[fulltext] =>

The Market Report includes a general economic background, market review, analysis of pitch values, along with industry news, a summary of the parks sold during 2018 and a selection of the parks we currently have on the market.

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