Like all of us, the Planning Inspectorate are taking measures in line with Government advice on social distancing measures.
The decisions taken at the moment are that:
We know that this is a difficult time for our clients and we are doing all we can to progress the projects we are involved in.
If your project is affected by the decisions taken by PINS we will of course be discussing the situation and available options with you directly, but please do contact us if you have any questions.
After months’ of discussion with City of Lincoln Council, Globe is pleased to have secured full planning permission and listed building consent for the change of use of a former office space, located within a Grade II listed city-centre building, to two separate residential flats.
1-1A Newland was listed in 1991 upon recognition of its distinctive architecture and the level of visual interest this property adds to the wider street scene. Accordingly, Globe was required to demonstrate to the Council, beyond all doubt, that the change of use to the premises would not result in any harm to its character nor to any of the listed premises located nearby. Having submitted a Supporting Heritage and Planning Statement to the Council providing an informed explanation as to why the proposal would not detrimentally harm the building, the Council’s Pollution Control Officer raised concern that the potential noise and odour emitted from the adjacent public house (and live music venue) could have a harmful impact on the living conditions of any future residents of the building.
Globe take a practical and adaptable approach to overseeing the planning application process and ensure we never lose focus on achieving the client’s main goal of attaining a suitable and workable planning permission. In this case, Globe liaised with locally based sub-consultants in order to alleviate the Pollution Control Officer’s concerns, providing the Council with Acoustic and Odour Assessments which outlined appropriate mitigation methods to enable the development to go ahead. In particular, it was proposed that a mechanical ventilation system is introduced in order to enable any potential external odours to be extracted from the property without the need for residents to rely on the natural window ventilation. However, in order to ensure the building’s listed status was not compromised by this system, this will be routed through the property’s existing chimney flue. The Council found this to be a suitable solution and accordingly granted permission.
It is heartening to see work commence on site at Willingham Fen following the approval of all pre-commencement conditions from the planning permission granted a year ago. Works are starting with the removal of the hedgerow and vegetation at Fiskerton Road, enabling construction of the new access road junction. As the weather has been so wet in recent months the ground conditions are too poor to commence engineering work but it was necessary to remove the hedges during February to avoid any possibility of disturbing nesting birds in the Spring. These works allow for the construction to begin in earnest once the ground has dried out sufficiently so, for now, we will need a little more patience. However, this is a very exciting project that will enhance Cherry Willingham, provide new facilities and amenities, major open space and connect the village to the Water Railway cycle route along the south of the river and, of course, to Washingborough and beyond.
Thursday 13th of February saw another successful planning application from Globe Consultants. The application to increase the capacity of Lincoln City’s home ground, The LNER Stadium (formerly Sincil Bank Stadium) was granted permission following planning advice from Globe Consultants.
Lincoln City Football Club has been a feature of the city since its inception in 1884, moving to their current location at Sincil Bank in 1985. The proposal looks to complement the football club’s recent success on the pitch by extending the existing Stacey West stand to provide an additional 1500 seats for their home games. The extension will enable the club to better accommodate both its growing home support as well provide the ability to accommodate greater numbers of away supporters as a result of the step up to League One football. The stadium extension will also look to offer fans a more complete experience by providing the Stacey West stand with new facilities, including concession stands and toilets, within a concourse below the extension. As an important part of the community of Lincoln, and more widely within Lincolnshire, the football club was also looking to use this application to give back to the community and as such have planned to create classroom and meeting room space within the extension for use by both Lincoln City associated community groups and the wider community. While currently only used on matchdays this extension will allow the stand to become a multifunctional space for use throughout the week.
Globe Consultants were able to lead the club in submitting their application, as well providing both a supporting planning statement and a transport plan for the proposal. Key considerations included references to local and national policy, impact of increased capacity of travel arrangements to and from the football stadium and flood risk and drainage associated with the nearby Sincil Dike. The proposal was also able to tie in the installation of new perimeter fencing around the nearby 3G AGP, to improve the site.
With several big football fans in the office, Globe was delighted to work in support of the club, and wish Lincoln City continued success into the future. UTI
The Planning Inspectorate has allowed an appeal submitted by Globe Consultants against the decision of the Council of the London Borough of Brent to refuse to grant a certificate of lawful use or development (LDC). The appeal decision brings to an end a rather lengthy saga following the submission of the appeal back in November 2018. However, despite this almost unprecedented delay in the appeal process, Inspector Cook found the case to be clear cut and was more than satisfied that the evidence submitted by Globe Consultants satisfied the burden of proof in this instance.
Moreover, in acknowledging the lawfulness of the 4 no. self-contained flats which were the subject of the appeal, Inspector Cook was particularly critical of the position taken by the Council of the London Borough of Brent and some of the assertions made by its officers. In concluding matters, Inspector Cook was clear that the Council had “no evidence of its own” and its earlier refusal to grant an LDC in respect of 4 self-contained flats was “not well-founded”.
Globe Consultant’s Director, James Rigby, who coordinated the evidence and made the appeal on behalf of our client remarked: “I’m pleased that Inspector Cook was of the opinion that appeal should succeed and the burden of proof was quite clearly satisfied. This particular case really does, regrettably, highlight some of the problems which plague town halls up and down the country. Throughout the process the Council were obstructive and, in the end, their case, farcically, relied upon drawing the Inspector’s attention to what was clearly a typo in a letter issued by Thames Water and a misspelling of the property owner’s name”.
Globe Consultants have considerable experience in advising what constitutes lawful development and how the burden of proof can be satisfied. If you have any questions on lawfulness then please feel free to contact a member of the team who will be than happy to help.
It has been another successful week at Globe, with planning permission being granted for a residential development within the village of Middle Rasen and an appeal allowed for the conversion of an inner-city Nottingham single home to two separate dwellings.
In Middle Rasen, Globe worked on behalf of a local developer and successfully demonstrated that the application site was clearly located within the established village boundary and as such represented an appropriate location for development in the eyes of the Central Lincolnshire Local Plan. Despite this, there was a level of local concern raised regarding the susceptibility of the site to flooding, and so Globe was able to ensure that the development had been located and designed in such a way so as to improve the surface water drainage conditions on the site. In addition to this, Globe held extensive discussions with West Lindsey District Council in order to reiterate that the development would not negatively impact the existing ecological conditions on the site, with the Council granting full planning permission for the erection of seven dwellings upon receipt of this information.
Over in Nottingham, Globe had been asked to review an unsuccessful application (reference: 19/002244/PFUL3) which had been made to Nottingham City Council seeking to change the use of a single four-bedroom home to that of two separate dwellings. Originally refused by the Council on the basis that the proposals represented that loss of a ‘family sized home’, Globe became involved at the appeal stage and successfully demonstrated to the Planning Inspector that the scheme would still provide a three-bedroom ‘family’ home as one of the dwellings. This interpretation of a family home was consistent with Local Plan policy, and, given the property is not afforded with a great deal of outdoor amenity space, Globe considered that restricting the use of the property to a single-family dwelling would not represent its most efficient use. The Inspector agreed with this view and allowed the property’s conversion to two separate dwellings (one two-bed and one three-bed) on the basis that this would retain the family sized accommodation whilst also adding a further dwelling to the city’s housing stock.
Though these two cases involved different residential schemes in different areas of the country, we think these outcomes show the key role we play for our clients by applying our specialist skills and experience to manage the planning process, negotiating and tailoring the information provided to councils and the Planning Inspectorate to maximise the chances of a successful outcome.
Those visiting the Tithe Barn may have noticed my hair has been particularly long recently, but the time has finally come to have 12 inches cut off to donate (along with my sponsorship money) to The Little Princess Trust for them to make into a wig!
This fabulous charity provides real hair wigs to children and young people with hair loss due to cancer and other conditions, supplying over 100 wigs free of charge a month.
The charity also funds research projects into many types of cancer (including neuroblastoma, leukaemia, teenage and young adult brain tumours, Wilms’ and rhabdomyosarcoma) and a variety of less toxic treatments (including Immunotherapy, Proton Beam Therapy and Drug Repurposing). You can read more about the charity at https://www.littleprincesses.org.uk/
We’re pleased to introduce you to the newest member of the Globe team, Joe Hall.
Joe joined us at the beginning of October as a Graduate Planning Consultant, having completed a Masters Degree in Urban Planning at Sheffield Hallam University.
After spells of work experience with us while studying for a first degree in Geography, when Joe approached us to say that the experience had led him to pursue a career as a chartered planner, it was an easy decision to welcome him to the office as a full time member of staff as we continue in our objectives to grow the business while supporting and developing new, young, and local professionals in our field.
Joe will be working alongside the senior team developing experience of a wide range of planning projects, and having previously drawn on his data and research skills to work with the team in making economic development arguments to support planning applications and funding bids, Joe hopes to develop a specialism in the economic aspects of planning.
Please note that the views expressed here should not be taken as professional advice nor should they be relied upon in relation to any specific case or matter or in substitution for formal and case-specific advice. No liability or responsibility is accepted for any reliance placed or steps taken as a result of reliance upon any view(s) expressed in these blogs.
Moreover although best efforts will be taken at the time of posting any entry on this blog, by its very nature the information contained or discussed within this blog may not be accurate, complete or in-date by the time it is read. No liability or responsibility is accepted for any reliance placed or steps taken (or not taken) as a result of reliance upon information contained or discussed within or omitted from this blog.
If you require advice on a specific matter please do get in touch.