We are so pleased to have secured planning permission for the redevelopment of an underused and neglected garage site in Enfield. The proposals will see the demolition of the existing garages with flat above, and the erection of a 2.5 storey building comprising 2 family homes with integral parking and private amenity space.
Pre-application – is it worth it?
Recently Enfield Council announced, via their developer forum, that they will not be offering any consultation negotiation during the submission period, unless the applicant undertakes a pre-app prior to submission of an application. A challenge in this project was that it did not, for various reasons, use the pre-application service. Without the benefit of these discussions and the associated opportunity to engage with the case officer during the determination period, we had to make sure that the application itself was absolutely watertight, policy compliant and met all validation requirements.
Although we were successful in this project, preparing a strong application which enabled the LPA to make a considered decision without the need for detailed negotiation, we would advocate to clients that have more contentious sites to apply for pre-application advice in Enfield, to ensure that the opportunity for further dialogue at the determination stage is still available to them, if required.
Key planning considerations for a small housing development
Given certain complications on site, a strong project team was vital to ensure that the necessary evidence and reports provided covered all bases, as we wouldn’t have the benefit of further negotiation and discussion with the case officer during the determination period. We compiled a robust team to support the application, providing a range of assessments on key planning considerations, including:
- Principle of development – our planning statement evidenced how the proposal aligned with local policy, providing a high-quality, design-led approach to land use, particularly emphasising the optimization of brownfield sites for increased housing capacity. We also highlighted the site’s previous partial residential use, and how the proposals directly respond to local housing need.
- Character of the area – the team at Urban and Rural developed a design concept that, although contemporary, would maintain a respectful relationship with the surrounding context. The case officer agreed that although the proposals introduced a larger built footprint and increased height, the new design was considered appropriate and would not disrupt but rather enhance local character significantly.
- Residential amenity – the proposed dwellings would exceed space standards and provide more than adequate amenity space. There would also be no significant impact of neighbouring amenity.
- Parking, traffic impact and SUDs – the proposals would provide sufficient parking provisions and have a negligible impact on parking and traffic stress in the area. Furthermore, it was agreed that measures to manage surface water and mitigate flood risks would ensure the development’s sustainability and resilience.
The approval of this planning application represents a balanced decision that prioritises the borough’s housing needs while addressing concerns raised by relevant local stakeholders. The case officer felt that the application adhered to relevant policies and standards and as such the proposed development would enhance the local community by providing high-quality residential accommodation that respects the surrounding environment.
We work across the London boroughs. If you have a development site and would like to discuss your aspirations to make a planning application then contact our team who will be delighted to assist you.
About us
We are Plainview Planning – a solutions orientated, experienced and knowledgeable team of planning consultants. If you need professional and informed planning support with your development project, then contact our team via enquiries@plainview.co.uk, to see how we can best assist you, providing the site address and a brief overview of your project. We value your privacy and any information which you provide will not be shared outside of our company and will only be used in relation to your enquiry.
Project team
- Planning consultants – Plainview Planning
- Architects – Urban and Rural Ltd
- Transport/Highways – Motion
- Energy Statement – Create Consulting
- SUDs – Considine
Image source: Urban and Rural (2023)