We were recently involved in a planning application for a single residential dwelling on garden land in the beautiful environs of Cheltenham. We were approached to assist when it seemed like the application was heading for a refusal. We acted in an advisory role to the project team, reviewing the application pack, presenting a suitable planning strategy, and suggesting associated revisions. We also prepared a detailed letter supporting the application, presenting the key planning considerations, how the necessary requirements had been met and proposing mitigation measures to negate any potential harm where needed.
We were delighted that following our involvement, planning permission was secured for a single infill dwelling on garden land. The proposed design is in keeping with the local vernacular and represents a sustainable development of appropriate density in an established residential area. The feedback from our client was that our input “was the turning point for the whole project” and we are so pleased with the positive outcome. Great working with the team at Christopher Stanley Architecture on this too.
Looking to build a single dwelling in your garden?
With this type of development, key planning considerations include:
The size of your plot: is your garden plot large enough to accommodate a new dwelling? As part of this assessment, you will need to consider housing density in the surrounding area – for example if all the surrounding houses are large, detached homes with a sizeable garden, then your plot will need to be large enough to accommodate something similar.
Residential amenity: A continuation of the above but consider the placement of your proposed dwelling and issues like overlooking, right to light, is there a suitable amount of garden space both for the new and the existing dwelling, what about car parking (and turning!), bins, cycle storage etc.
Will your proposals be defined as infill or backland development? Backland development usually refers to development on land behind an existing building, i.e. within a rear garden. Infill refers to development on land that forms a gap in between other buildings, i.e. a side garden. The former can be more difficult to achieve planning on than the latter. Both carry associated risks and planning concerns, but the benefit of infill development is that it, generally speaking, follows an existing pattern of development whereas backland development can sit outside the development envelope and raise several issues, for example those relating to access and amenity issues.
Character and visual appearance: Have an eye to the surrounding vernacular – your proposal will need to show clear links with local design themes and be of a similar scale. If you want to build something hugely different to the local style, then you will need to present a design led case to justify departure from existing character and appearance.
Is my site sustainable? Is your site within a settlement boundary? Is it a walkable distance to the local shops? If not, are there established cycle routes or public transport options close by? These do not have to be make or break issues, but certainly having car-free options available can help with the wider presentation of the planning benefits of your proposals.
Land designations, ecology and BNG: Aside from considerations about land designations, TPO’s and ecology – all of which will need to be assessed with suitable mitigation measures prepared, where needed, as part of an application. More recently, Biodiversity Net Gain has become a key consideration for many development sites. Although there are exemptions for small development sites, it is not clear cut. We know that understanding BNG exemptions from the outset can save you time and money during the planning process. Which is why we are regularly monitoring the situation and engaging actively with our trusted network of ecologists early in the planning process.
In the end, development is all about the planning balance
From our years of experience, it is almost impossible to submit a fully policy compliant planning application for a new dwelling or dwellings. Therefore, it is vital to understand the planning system as a whole and where all the various documents/policy and guidance sit in the ‘pecking order.’ Or, in planning terms, ‘how much weight’ each should be given in assessing a scheme proposal. That is why using a planning consultant can be the difference between securing an approval or receiving a refusal. We are strategists – because we understand the process, legislation and wider influencing factors, and as a result we can tailor strategy accordingly, to reflect your aspirations.
About us
We are Plainview Planning, now part of McLoughlin 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, or call us on 01242 501003, providing the site address and a brief overview of your project. We look forward to helping you.
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