D&M Planning provide an appraisal service to clients to establish the planning potential of a site. This includes researching the planning history of a site through the Local Planning Authority's records, analysing any previous planning decisions including those made through the appeal process and appraising the relevant planning policies.
Once the appraisal has been undertaken, D&M Planning can provide clients with a strategy to achieve the site's maximum planning potential.
D&M Planning offer a comprehensive analysis and strategy to achieve the best possible opportunities through the General Permitted Development Order 2008. This analysis is particularly valuable for property owners within the Green Belt who have previously reached their ceiling of development through the Planning Policy route. D&M Planning have been successful in achieving Certificates of Lawfulness for Proposed Development, known as CLOPUDs, even where previously refused applications have conflicted with Planning Policy.
One of D&M Planning’s key services is the preparation, submission and management of planning applications. Planning applications are prepared to meet national and local requirements to ensure efficient registration of applications.
Applications undertaken include proposals for planning permission, Listed Building Consent, Conservation Area Consent, Scheduled Ancient Monument Consent, Variations of Planning Conditions and discharge of planning conditions. The type and level of information required for each application will vary depending on the type of application and development proposal. Applications may require Design and Access Statements and Heritage Statements. Both of these can be prepared by D&M Planning. Other reports required may include Transport Statements, Sustainability Statements, Ecological Surveys, Landscape Impact Assessments etc. D&M Planning can advise clients as to suitably qualified persons to undertake such reports.
Applications are carefully managed prior to and following the registration process, with engagement with the Case Officer during the course of the application to ensure that applications are determined as quickly and efficiently as possible, with the best chance of a favourable outcome.
With changes to national planning policy over the last few years, we recommend clients consider entering into pre-application discussions with the relevant Local Planning Authority before submitting a formal planning application for certain types of development. Pre-application discussion and community engagement is strongly encouraged by Central and Local Government. Our experience has shown that certain types of development where pre-application discussions can be beneficial include replacement dwellings (whether in urban or rural areas), larger residential and commercial schemes, development involving heritage assets (Listed Buildings or Historic Parks) and rurally related development.
Time spent discussing the principle and detail of a proposed scheme with the relevant planning officers/key statutory consultees can be critical to a positive recommendation and likely determination of a planning application. However, all local authority pre-application processes and procedures are not the same! D&M Planning has an excellent understanding of local authority procedures and can add value for any client seeking planning permission for a project. This can cut costs in the long term and may even avoid the costs and time associated with an appeal.
Engaging local residents, neighbours and local interest groups at an early stage of the development process can help to ensure that local issues are taken on board as far as possible. Not only is this likely to result in a scheme that will gain more local support, it is likely to assist in how the proposal is received by the Local Planning Authority. Public consultation is strongly encouraged, as outlined in paragraph 188-191 NPPF (27/3/2012), and is considered to go 'hand in hand' with pre-application discussion process.
For larger projects there can be significant benefits in entering into a Planning Performance Agreement (PPA). These are a way for the Local Authority to handle complex and large development proposals at pre-application stage and beyond in a clear, informed and transparent way. Early discussions with the Local Planning Authority are a must to take advantage of this process.
An Environmental Impact Assessment (EIA) is a procedure that allows Local Planning Authorities (and an applicant) to assess whether a proposed development is likely to have significant effects on the environment, and, if so, the applicant is required to produce an Environmental Statement to accompany the planning application. The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 came into force in August 2011 (for England only) and comply with the Council Directive 85/337/EEC as amended by Council Directive 97/11/EC and Article 3 of Council Directive 2003/35/EC. The 2011 regulations replace the 1999 regulations.
The EIA regulations provide a 3-step approach to assessing a development's potential effects on the environment: Screening, Scoping and Environmental Statement. Given the importance of the EIA regulations in planning law we will advise on a case-by-case basis as to the relevance of the proposal when compared to the EIA regulations. Once we have assessed the development against the EIA regulations, we may suggest the applicant submit a Screening Opinion to the Local Planning Authority to determine whether the Authority considers the development "EIA development".
The planning system has a significant role in supporting sustainable economic growth in rural areas. The aim is to enable development in all rural areas which supports prosperous and sustainable communities whilst protecting and enhancing environmental quality. However, rural planning policies may be more restrictive than those relating to urban areas, due to the protection of the Green Belt and countryside areas. We advise clients on all manner of rural planning issues including extensions, conversions, rebuilds, new dwellings, commercial and retail development.
Failure to act on an Enforcement Notice or a Breach of Condition Notice can be a very serious and intimidating matter. If served with a Notice, it is important to act quickly and there may be a number of options available. We help our clients choose the appropriate route, whether by negotiation, application or appeal and deal with matters on their behalf.
Planning Policy Statement 5: Planning for the Historic Environment introduced the concept of "heritage assets". Rather than categorising the various elements of the historic environment and therefore potentially limiting the extent to which heritage elements can be taken into account, PPS5 requires Local Planning Authorities to take into account the impact of proposals upon "heritage assets" when considering planning proposals. The weight given to a particular heritage asset will be proportional to its importance, and whether it is a designated or non-designated heritage asset.
Designated heritage assets include Listed Buildings, Conservation Areas and Scheduled Ancient Monuments. Planning applications that may affect a heritage asset must be supported by a Heritage Statement. Such a statement must identify the intrinsic value of the heritage asset, what impacts the proposal may have upon the heritage asset and how such impacts can be mitigated or overcome. D&M Planning can provide Heritage Statements to support application proposals.
D&M Planning offers a Local Development Framework (LDF) service to help landowners, individuals, groups and companies to promote sites through the LDF process in order to secure land allocation status. This includes land for residential uses, employment uses, recreational or waste sites.
In order to give your site the best possible chance of success in being allocated, it must be supported through the various stages of the LDF process.
D&M Planning will help you promote your site through the use of relevant legislation and planning law in order to justify the main principles for development of the site and for it to be included within the final LDF. The LDF service we provide includes:
- Preparation of supporting documents to promote your site.
- Use of relevant national case law and legislation to strengthen and support your promoted site.
- Discussions, negotiation and liaison with the Local Planning Authorities to ensure your site is actively promoted and viewed favourably.
D&M Planning will develop a suitable strategy and action plan to best promote your site through the LDF process.