Conservation Area Consent
The following case studies provide a small sample of the different types of Conservation Area projects we have been involved with.
Extension to Grade II Listed Building following refused planning consent.
The Council refused planning permission on several grounds including the impact on the character of the Conservation Area and the designs having a detrimental impact on the Grade II Listed Building. We successfully argued that the proposals would bring a degree of cohesion and balance to the later additions and that the design would not affect their historical legibility or harm any original fabric. The Planning Inspector agreed that the original layout of the building has been substantially altered and that the designs would not lead to “incongruent additions“. In relation to the Conservation Area, the Council had argued that the proposals would cause inherent harm, however, the Planning Inspector disagreed and confirmed our understanding of policy and agreed that the proposals would preserve the character and appearance of the Conservation Area.
Local Planning Authority: Trafford Council
see also: House Extensions; Conservation Area
Houses outside of recognised settlement boundary
The greenfield housing scheme was located outside of the recognised settlement boundary of a large village and adjacent to the Conservation Area. The application was refused planning permission on several grounds including precedent, the living conditions of neighbouring properties, highways and noise disturbance.
The Planning Inspector agreed that the precedent should not be a concern for the appeal and that the scheme should not have been refused planning on noise disturbance grounds.
We successfully argued that the proposals did not conflict with either the local plan or the NPPF with the Inspector stating, “I do not find that there would be harm to the living conditions of existing neighbouring occupiers”.
We also successfully argued the points regarding the Conservation Area with the Planning Inspector commenting “I cannot see how there would be any significant effect on the character and appearance of the Conservation Area“.
WE HAVE BEEN INVOLVED WITH NUMEROUS RURAL PLANNING APPLICATIONS FOR HOUSES IN RURAL LOCATIONS – PLEASE SEE OUR CASE-STUDIES FOR MORE INFORMATION
Local Planning Authority: Breckland Council
see also: outside of settlement boundaries; five year housing land supply; C3;
Single Storey Side Extension adjacent to Conservation Area and Grade 1 Listed Church, Cheshire
The planning application for a domestic extension was initially refused planning consent due to the LPA’s view that it would cause detrimental harm to the Conservation area and adjacent Grade 1 listed church. We successfully argued that this was not the case through the Householder Appeal Service. The Planning Inspectorate agreed that the extension would not materially harm the Conservation Area or Grade 1 Listed Church and stated: ” I find the design of the appeal proposal to be acceptable in terms of the setting of the Church and the impact upon the character and appearance of the Conservation Area”.
Local Planning Authority: Cheshire East Council
see also: Listed Buildings; House Extensions; Conservation Areas
Change of Use to Care Home
Conversion and Change of Use to Residential Home for Adults with Autism in Stockport, Cheshire.
Designed for young adults with autism, the building is situated within A Conservation Area in Stockport, nestled in a quiet, tree-lined Victorian avenue. Over three floors this property provides spacious, attractive accommodation for up to six people. There are a range of accommodation options, which include bedrooms with en-suite facilities, studio style rooms and sensory bedrooms as well as a range of communal and personal living rooms.
Local Planning Authority: Stockport Council
see also: Community Facilities
13 no. 1 and 2 Bedroom Apartments on tight brownfield site, within Conservation Area
The redevelopment of a single storey warehouse unit on a tight brownfield site in the Town Centre posed many challenges both in terms of planning and construction for these flats.
A small street frontage led onto a deep site opening up to fantastic views over open countryside to the rear. Access was limited and the surrounding context was varied both in scale and appearance. Proposals developed a high density apartments scheme over two blocks with a pedestrian link to the main street and vehicular access to the rear.
Aesthetically the scheme took reference from the surrounding area and developed a contemporary scheme to the rear, with a more traditional, natural stone frontage to the street.
Local Planning Authority: Wyre Borough Council
see also: Mixed Use Development; A1 Retail; D2 Leisure; Speculative Residential
5 storey Mixed Use development comprising Ground Floor Retail with Residential Apartment units above, Manchester
The brief called for an innovative and creative solution to this tight cleared infill site in the heart of the Northern Quarter in Manchester City Centre. With a site area of approximately 55m2 and frontage of only 5.5m the internal layout was critical to maximise the development potential of the site. With only 1 main façade suitable for windows, we developed an efficient layout maximising every aspect of the design.
Project Challenges: Conservation Area; Extremely Tight Site dimensions, No external areas for servicing, DDA regulations
Project Achievements: 5 storeys in a predominantly 3 and 4 storey area, negotiated a reduced requirement of Design for Access 2 including removing the lift from the scheme
Local Planning Authority: Manchester City Council
see also: Mixed Use; Brownfield; Conservation Area
Approval for Extension to Flat, Conservation Area, Liverpool
Situated within a Conservation Area of Liverpool, our client owned a large detached Victorian property comprising 7 apartments. The refused scheme sought to reconfigure and substantially extend the property to create a new two bedroomed apartment.
The Planning Inspectorate agreed with our argument that the proposed works would not harm the living conditions or neighbouring occupiers, would not have an overbearing or dominant impact on the outlook of neighbouring properties, would not have an adverse affect on the residential amenity and would comply with the relevant planning policy, contradicting the LPA’s reason for refusal.
In parallel with the planning appeal process, we worked with the client and LPA to redesign the refused scheme and ultimately this received planning approval. Viewing the problems as a whole we developed a two storey proposal of around 900 sq ft with two large bedrooms, two bathrooms and a large living space on the ground level. The proposed floor levels amended the original building by effectively lowering the floor to allow a new floor above, without increasing the height of the existing roof which was a crucial area of concern for the Planning and Conservation Officers. The revised scheme had several improvements from the refused scheme including a better outlook and daylighting from the main living spaces and bedrooms, a proper secure and private entrance as well as private external amenity space which was achievable within the original scheme. It is proposed that the revised scheme would create a higher value for the client whilst generally being more cost effective to construct.
Local Planning Authority: Liverpool City Council
more projects added soon.