The benefits of a planning consultant – from refusal to approval in Brentwood

Background

From our perspective, the involvement and importance of a planning consultant in your project is certainly not to be overlooked. Not only do we provide consultancy advice and project management from the start of projects, we can also get involved during the application determination stage to negotiate with the LPA over any issues which may arise which are leading towards a refusal.

In this instance, the proposal was for the demolition of an existing bungalow and erection of two new dwellings in its place. The application had received generally positive feedback during the consultation stage but neighbour concerns over adverse amenity impacts – namely the proposal being overshadowing and overbearing meant the Case Officer was now looking to refuse the application. It was at this stage that our client requested our involvement to push back on the issues raised.

Understanding the planning issues

When reviewing the objections and concerns raised, we separated the matters of planning requiring a response and issues which fall outside of this remit.  For example the difference between the Right to Light (a Civil Matter) and Daylight/Sunlight impacts (a matter for Planning Consideration) and how the matters are often confused.

We undertook a policy and site context review to evidence how the proposals were policy compliant and would not impact / sought to mitigate issues such as overlooking. This was then concluded with an assessment of the planning balance, we were successfully able to make the case that the proposal would not result in adverse amenity impacts but also highlighted the 1.95 housing land supply position and significant need for sustainable housing in the Borough and how this further weighed in favour of the proposal.

Positive Result

The submission of our rebuttal letter resulted in the Case Officer changing their previous conclusions and recommending approval, resulting in a positive outcome for the client. This also ensures that the scheme did not result in a time consuming and costly appeal submission to challenge the original proposed refusal reasons further.

How Plainview can help

If you have any questions during the determination stage about an application or are looking for consultancy advice to add strength and weight to rebuttal letters to the LPA, please do not hesitate to contact our planning team via enquiries@plainview.co.uk.

Image Source: GPO Designs (2021)