Archives: Case Studies

Warner Case Studies

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
Residential

Certificate of Lawful Development – Essex

Case Studies

Sector:
Residential

Location:

Essex

Local Authority:

Epping Forest

Project Overview

A planning application submitted for a Certificate of lawful development for a proposed outbuilding.

 

Following previous refusals on the site, Warner Planning were appointed to apply for a Certificate of Lawful Development from Epping Forest District Council to erect an outbuilding to the rear of a semi-detached property in Essex.

The proposed development would house a gym, a garden office and additional storage space for the occupiers of the dwelling, providing them with additional space within the existing dwelling for a growing family.

Drawing on the previous reasons for refusal, the outbuilding was carefully designed to be fully policy compliant, the application was successful, and the certificate was duly issued by the Council.

Images courtesy of JLP architects

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Categories
Appeal Residential

Hilliards Road, Appeal

Case Studies

Sector:
Residential Appeal

Location:

West London

Local Authority:

Hillingdon

Project Overview

A successful appeal against a refused application for the construction of a detached single storey dwelling, with new associated garage and highway access.

Warner Planning initially submitted a planning application for the construction of a single storey dwelling to the rear of an existing property in West London.

After a refusal and a dismissed appeal on the grounds that the proposal was not policy compliant, Warner Planning submitted a revised proposal to the Council addressing the reasons for refusal on the original application.

This revised application was once again refused by the Council on the same grounds, however the reasons for refusal were successfully challenged by Warner Planning at appeal, the appeal was allowed, planning permission was granted and costs were awarded in our favour by the Planning Inspectorate. 

Images Courtesy of F3 Architects

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Categories
Change of Use Residential

Kasaka House, Stanmore

Case Studies

Project Overview

A successful planning application submitted for a change of use from Office (Class E) To 8 Self-Contained Flats (Class C3) on first and second floors.

Sector:
Commercial to Residential

Location:

Stanmore, Harrow, West London

Local Authority:

London Borough of Harrow

Through working proactively with the Council, Warner Planning were able to gain permission for a change of use from Office (Class E) To eight Self-Contained Flats (Class C3) as part of a Prior Approval of the first and second floors of the building.

Key challenges relating to parking and daylight were all overcome through collaborative working with both our technical consultants and the Council to ensure that all of the parties were suitably satisfied with the outcome.   

Image Credit: PR Architecture 

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