D&M Planning offer a comprehensive analysis and strategy to achieve the best possible opportunities through the General Permitted Development Order. 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 has been successful in achieving Certificates of Lawfulness for Proposed Development, even where previously refused applications have conflicted with Planning Policy.
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.
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 a number of rural planning issues including extensions, conversions, rebuilds, new dwellings, commercial and retail development.
With changes to national planning policy over the last few years, we recommend clients to consider entering into pre-application discussions with the relevant Local Planning Authority (LPA) 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 for certain types of development pre-application discussions can be beneficial, such as 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, not all LPA pre-application processes and procedures are 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 within the National Planning Policy Framework (NPPF), 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 the 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.
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. However, not all development requires a ‘planning application’, and D&M Planning will advise you accordingly.
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 a Planning Policy Statement, Design and Access Statements, Heritage Statements and, depending upon the LPA and type of application, other planning related reports. Both of tThese can be prepared by D&M Planning. Other reports required may include Transport Statements, Sustainability Statements, Ecological Surveys, Landscape Impact Assessments, more encompassing Heritage Statements where the heritage and conservation aspects are more involved, Environmental Impact Assessments (EIA), Archaeological Appraisals, Flooding and Drainage Reports, specialist Rural Surveys, Marketing and Valuation Reports 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.
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, Planning Policy Statement (PPS) 5 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 and advise on Heritage Statements to support application proposals.
D&M Planning offers a Local Plan representation service to help landowners, individuals, groups and companies to promote sites through this processes in order to secure land allocation status. This includes land for residential uses, employment uses and recreational uses.
D&M Planning promotes its client's’ sites through the through the planning process utilising relevant legislation and planning law in order to justify the main principles for development of the site.
Failure to act on an Enforcement Notice or a Breach of Condition Notice can be a very serious and intimidating matter. If served with such a Notice, it is important to act quickly as there may be a number of options available to address the outstanding issue / issues. We help our clients choose the appropriate route, whether by negotiation, application or appeal and deal with matters on their behalf.
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