Archives: Case Studies

Warner Case Studies

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Case Study Residential

Apple Tree Farm, Essex

Case Studies

Sector:
Residential

Location:

Brentwood

Local Authority:

Brentwood Borough Council

Project Overview

Planning permission achieved for the demolition of existing stable block and construction of a detached dwelling with associated parking, amenity and landscaping including part retention of stables and associated storage. (Self Build)

Warner Planning initially submitted a Pre Application to Brentwood Borough Council to establish the principle of development for demolishing the existing stable block and constructing a detached dwelling on this site within a Conservation Area in Essex.

Taking the advice received at the Pre-Application stage, Warner Planning subsequently submitted a full application to the Council which included the feedback received on the types of materials that would be acceptable given the sites location within the Conservation area and its proximity to a Grade II listed building.

The Historic Buildings Officer stated that “The proposal has the potential to directly affect the special character and appearance of the Conservation Area and the setting of designated heritage assets” and the Landscape Officer commented that it is a “sensitive location that requires careful consideration to the design and choice of materials to ensure that it does not have any adverse effects on these features.”

Following this advice, the types of materials that could be used were conditioned in the decision by the Case Officer who also praised the proposal.  

As this was a self-build project the application was exempt from Biodiversity Net Gain requirements and whilst the site is situated within the Green Belt it is deemed to be previously developed land and it was concluded that the proposed development would not cause substantial harm to the openness of the Green Belt.

The application was approved subject to conditions.  

CGI image for illustrative purposes only

Drawings courtesy of: CMI Studio

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Categories
Residential

Semi-Detached Houses Enfield

Case Studies

Sector:
Residential

Location:

Enfield, North London

Local Authority:

Enfield Council

Project Overview

A successful planning application for redevelopment of the site by the erection of two x 2-storey semi detached dwelling houses with habitable loft spaces, PV panels and associated refuse and cycle storage.

Following a Pre-Application on the site, Warner Planning were appointed to submit a full application to demolish an existing bungalow on this site in North London and erect two 2-storey semi-detached dwellings with habitable loft spaces.

The proposed mix of housing was supported as it meets an identified need in the borough for opportunities for downsizing, enabling larger dwellings to become available for new occupiers and reduce the pressure to convert or subdivide existing larger homes. At the same time the proposed dwellings meet all of the internal floor space standards in the London Plan as well as good-quality amenity space and provide off street parking in line with the London Plan requirements.

Warner Planning worked closely with the Case Officer throughout the application and the design of the properties was praised to be akin to the existing properties in the street including the bay windows whilst a pitched roof lessens the impact of the height of the proposed dwellings on the street scene.  

The proposal was deemed acceptable by the Council and permission was granted subject to conditions. 

Drawing: RP Projects

CGI for illustrative purposes only 

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Categories
Commercial

Priory Cars, Bedford

Case Studies

Project Overview

Planning permission granted for the Change of Use of a Warehouse (B2) Building and site, to Car Sales (sui generis), and erection of a replacement wall with palisade fence.

Sector:
Commercial

Location:

Bedford, Bedfordshire

Local Authority:

Bedford Borough Council

Warner Planning submitted a planning application to Bedford Borough Council for the Change of Use of a commercial property (B2 Use) situated within a Key Employment Area in Bedford to be used for Car Sales (sui generis), as well as the erection of a replacement wall and palisade fence.

It was deemed that the use of the site for the sale of motor vehicles would complement the existing B Use classes also operating in the employment area and that there would be no concerns related to noise, access, car or cycle parking on the site.

The proposal was considered acceptable and policy compliant and was approved by Bedford Borough Council.

Historical image: Google Maps

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Categories
Change of Use Commercial

Towcester Vets, Weedon

Case Studies

Project Overview

A successful planning application for the change of use of a bungalow from residential dwelling (class C3) to form an enlarged Veterinary Practice (Class E) via a link structure to the adjacent existing premises.

Sector: Commercial

Application Type: Change of Use

Location: Weedon, Northamptonshire

Local Authority: West Northamptonshire

Warner Planning positively engaged with West Northamptonshire Council to submit a planning application to obtain change of use for a bungalow from residential use class C3 to form an enlarged Veterinary Practice use Class E in Weedon, Northamptonshire.

The plans also included enlarging and upgrading the existing parking area, closure of a vehicle access onto the A5 Watling Street, new boundary treatment and site wide landscaping.

The principle of this development was supported by local policy which supports proposals which sustain and enhance the rural economy and specifically supports the retention and expansion of businesses in their existing locations. The loss of one single dwelling was also not deemed to outweigh the economic benefits that the expansion and growth of an existing business within a sustainable location would have, and the potential loss of the facility should they not have been able to expand would have been detrimental to the local community.

As the application involved the closure of the vehicle access onto the A5, Warner Planning worked closely with a Transport Planning Consultant and the Architect to provide the Council and National Highways with detailed information and plans to support the application.

The application was subject to the requirement to provide a minimum 10% Biodiversity Net Gain. The proposed development was predicted to meet this requirement with a 21.46% gain in area habitats and a 19.10% gain in hedgerow habitats.

The application was duly approved by the Council subject to conditions.

Photos: Google Maps and Canva

www.towcester-vets.co.uk 

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Categories
Residential

Pound Hill, Great Brickhill, Buckinghamshire

Case Studies

Project Overview

A Planning Application for the demolition of existing garage, garden structures and existing conservatory, erection of a bungalow, associated detached garage and storage, upgrade of access drive from existing driveway and associated works.

Sector:
Residential

Location:

Great Brickhill, Buckinghamshire

Local Authority:

Buckinghamshire (Aylesbury Vale)

Having had previous refusals on the site for a detached dwelling, Warner Planning were appointed to submit a revised planning application to Buckinghamshire Council for the demolition of existing structures on the site and the erection of a large bungalow with detached garage and storage.

The site is an underutilised area of private garden where the existing outbuildings are in a poor state of repair. The revised application responded to the previous reason for refusal as well as the more recent Pre Application advice with a proposal for a smaller dwelling in terms of size, scale, bulk and mass in comparison to the previously refused application whilst still meeting the clients brief for the project.

The proposed design was considered by the case officer to respect the character and appearance of the immediate and wider area.

More trees are to be retained on the site than on the previous application which aids in the screening of the development from the open countryside and the proposed dwelling has been relocated within the plot to sit entirely within the perceived settlement boundary.

With a proposed 10% Biodiversity Net Gain on site, the development was deemed to be in accord with Local and National Policies and the application was recommended for approval subject to conditions.

Drawings courtesy of Tuckley Chester Design Ltd

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Categories
Residential

Therfield, Hertfordshire

Case Studies

Sector:
Residential

Location:

Therfield, Hertfordshire

Local Authority:

East Hertfordshire

Project Overview

A successful planning application submitted for the erection of three detached dwellings and with associated infrastructure and landscaping.

Following previous refusals and a dismissed appeal on this site of a former storage and transport depot, Warner Planning were appointed to submit a revised application which addressed the primary reason for refusal on the most recent application, that being the size and massing of plot 3.

Plans were submitted for three high quality design houses on this Grey Belt site which were all well designed to fit in with the rural landscape, two of which have the external appearance of barns and one that of a farmhouse.

A significant net gain of 117% in habitats and 167% in hedgerows on site ensures that the development meets the requirements for Biodiversity Net Gain.

No objections were received from the statutory consultees and in the absence of a demonstratable 5-year land supply, the Case Officer deemed that the benefits of the proposed development are not significantly and demonstrably outweighed by any adverse impacts, and the land in its current previously developed state does not contribute to the intrinsic character and beauty of the countryside. The previous appeal decision had also agreed that this site was eminently suitable for a residential development of three houses.

The application was presented at Planning Committee by Warner Planning where it was supported by councillors and approved subject to a S106 agreement and conditions.

Image Credit: Scene Architects

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Categories
Residential

Semi-Detached Houses Romford, Essex

Case Studies

Project Overview

A successful Planning Application following a previous refusal for the demolition of existing garage on land adjacent to the existing property and subdivision of plot to facilitate the erection of 2 x 3 Bedroom Semi-Detached dwellings with proposed dropped kerb, associated parking and amenity space

Sector:
Residential

Location:

Romford, Essex

Local Authority:

London Borough of Havering

Following a previous refusal on this site in Romford, Warner Planning submitted a new application to the London Borough of Havering addressing the previous reasons for refusal and positively engaged with the Council throughout the application process, ensuring all the submitted plans and documents were acceptable and policy compliant.

An Arboricultural Impact Assessment was submitted which demonstrated that the mature trees on the site would be retained and any trees that would be lost as a result of the development are lower values trees and this was deemed acceptable, providing replacement trees can be provided on a 1 for 1 basis.

Both the internal layout and external appearance of the proposed dwellings were redesigned to further address the previous reasons for refusal. This increased the size of the bedrooms to meet the local policy space standards and proposed a scale and form of dwellings that were not considered by officers to be detrimental to the street scene.

The final reason for the previous refusal was addressed by working closely with the architect who provided visibility splays from the proposed dropped kerb demonstrating that the scheme would not be harmful to highways or pedestrian safety.

The proposed development was considered to be acceptable by the planning officer and was granted planning permission subject to conditions.


Image Credit: Illustrate Architects

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Categories
Commercial

Marsh Hill Farm Buckinghamshire

Case Studies

Sector:
Commercial

Location:

Buckinghamshire

Local Authority:

Buckinghamshire (Wycombe Area)

Project Overview

A planning application submitted for the construction of a replacement barn with associated B8 use (storage or distribution) with associated parking, E.V. charging points, bin and cycle stores.

Warner Planning positively engaged with Buckinghamshire Council in submitting a planning application to construct a replacement commercial barn with associated parking, EV charging points and cycle store on the site of a former barn which had previously been lost to a fire.

Construction of a new barn on this previously developed land was policy compliant and would allow for the operation of this rural business to return to former levels prior to the fire on site, supporting the rural economy and providing local employment opportunities.

The proposals were supported by the Parish Council and there were no objections from any of the statutory consultees.

The application was approved subject to conditions including a Biodiversity Gain Plan.

Drawings Credit: Illustrate Architects
Satellite Images: Google Earth

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Categories
Care

60 Bed Care Home Broadstairs, Kent

Case Studies

Sector:
Care

Location:

Broadstairs, Kent

Local Authority:

Thanet District Council

Project Overview

An outline planning application with all matters reserved submitted for the erection of a 60 bed care home together with associated parking, cycle parking/storage and bin store.

Following a Pre-Application on the site, Warner Planning were appointed to submit an outline application to Thanet District Council to erect a 60 bed, care home on this area of previously developed land in Broadstairs, Kent.

The parcel of land was previously occupied by a warehouse structure which had since been demolished and the site was being used as a site office and compound for the 153 house development to the rear of the site. Protected trees under TPO’s bound the site and form a buffer between the site and the residential development behind, and the proposed scheme retains this existing woodland.

The local housing needs assessment identified an acute need for care homes in Broadstairs which supported the principle of development for this site.

The proposed design of the care home at this Outline application stage reflected the advice received in the pre-application process which resulted in a proposal which complements the surrounding settings, reflects the development adjacent to the site and is fully policy compliant such as including step free access and wheelchair accessible footpaths.

The proposal received support from the case officer who considered that the overriding need for care home facilities in the area and the economic benefits it will bring tipped the planning balance in favour and they took the application to Planning Committee with a recommendation for approval.

The application was presented at Planning Committee by Warner Planning where concerns were raised about the management of the protected woodland surrounding the site due to a previous Woodland Management document for the adjacent development which impacted on the application site. As a result, Warner Planning submitted a new Woodland Management Plan which addressed the concerns raised. Following this, a site visit was arranged with counsellors which was also supported by Warner Planning.

The outline application returned to Planning Committee where it was approved by counsellors subject to conditions. A subsequent reserved matters application will be required where the details of the layout, scale, landscaping and appearance of the building will be provided to the Council.

Drawings credit: Illustrate Architects

CGI Image for illustrative purposes only 

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Categories
Case Study Residential

Appeal – Watford

Case Studies

Project Overview

A successful planning appeal against the decision of Watford Borough Council to refuse permission for a side dormer and to remove permitted development rights for any roof additions on this property in Watford.

Sector:
Residential

Location:

Watford – Hertfordshire

Local Authority:

Watford Borough Council

Planning permission had previously been granted for a new 3-bedroom dwelling on this plot in Watford, however permission was later refused for the addition of a side dormer on the property and also for an application to remove a condition from the original approval which took away permitted development rights for any roof additions.

These decisions were both taken to appeal by Warner Planning where the inspector deemed the addition of a windowless dormer would appear as a small, subservient element on the roofscape and would not result in the dwelling appearing top heavy, or unbalanced. The condition to remove permitted development rights was deemed by the inspector to be not reasonable or necessary and both appeals were allowed.

Image: Google Maps

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