We’re Feeling Flush with Success…
In what is one of our more unusual projects, JMSP+D has recently secured planning permission at appeal for the change of use of existing residential floorspace within the Harley Street Special Protection Area for use as a colonic irrigation clinic. We were invited to progress the appeal following two previous refusals on the site at application which were promoted by another consultant. We reviewed the previous consultant’s approach, identified how this could be enhanced and prepared a comprehensive appeal case.
Notably, the appeal decision is of interest to developers in respect to the Inspector’s interpretation of the nature of Policy S14 of the adopted Westminster City Plan in respect to the issue of the loss of residential floorspace.
If anyone requires any further details of the appeal decision, please contact Julian Sutton at this office.
Successful Supporting Role in South Benfleet
Working alongside Cooley Architects on behalf of Acquisia Investments Ltd, we have helped secure the change of use of a vacant former supermarket at 246-250 High Road, South Benfleet, SS7 7LA for a mixed-use development comprising commercial floorspace and 11 residential units.
The application was led by Cooley Architects with JMS Planning preparing a supporting Retail Statement to underpin the application to demonstrate that there were no strong economic reasons which would prejudice consideration of the redevelopment of the site for residential purposes. The submitted Retail Viability Assessment demonstrated that the loss of the existing Class A1 retail use on the site will not adversely affect the vitality and viability of South Benfleet Town Centre. The Assessment undertook a health check of South Benfleet Town Centre, provided an overview of existing convenience floorspace provision within South Benfleet Town Centre, set out the relevant history of the application site and an explanation as to why it had not traded successfully and provided an assessment of the impact of the application proposal on the vitality and viability of South Benfleet Town Centre.
We are very pleased that this application has secured permission and we look forward to seeing the completed scheme in due course.
Permission Granted for Formula 1 in Tunbridge Wells
Acting on behalf of Tradeline Management Ltd, we have secured planning permission for the redevelopment of the existing Mr Clean Carwash Site at Lambert Road, Tunbridge Wells for a Formula 1 ‘Fast Fit’ Auto Centre with car parking and associated works.
Permission for CareCo Achieved in Four Weeks!
JMS Planning, acting on behalf of CareCo (UK) Ltd, has recently secured permission for the change of use of Unit V, Kingsditch Industrial Estate, Kingsville Road, Cheltenham for change of use from storage and distribution (Use Class B8) to a mobility and care product showroom with ancillary storage (sui generis) along with the creation of a new customer entrance and associated works.
CareCo (UK) Ltd has over 13 years’ experience in the mobility aid market and is a leading independent distributor of mobility scooters and mobility aid products operating within the UK. The company carries a range of over 5,000 products to assist users with improved mobility and a better quality of life. This permission in Cheltenham forms part of the Company’s ongoing expansion programme.
New Residential Briefing Notes
We have recently produced a Briefing Note on key residential considerations contained within the NPPF (2018) and also in respect of the recent new planning policy guidance relating to BTR.
Residential Development Secured in Bloomsbury
Acting on behalf of Venoru Ltd, we have secured planning permission and associated Listed Building Consent for internal alterations to a Grade II listed building at Marchmont Street in Camden to facility subdivision at first to third floor levels into three flats with associated internal and external alterations.
This recent planning permission and associated Listed Building Consent is a continuation of our ongoing work on Marchmont Street for various residential and commercial developments. For further details please contact Julian Sutton.
Roadside and Fuel Retailing Work
JMS Planning is a leading provider of town planning services to the roadside and fuel retailing sector. Our work in this regard continues to be busy and varied. Recent instructions have included:
• Submission of an application for new to industry site in Crewe for a national retailer;
• An application for the knockdown and rebuild of an existing site in North Wales for a national retailer;
• Submission of an application for new to industry unmanned 24-hour express petrol filling station for Certas Energy in Bath;
• Preparation of supporting planning reports for a series of planning applications for drive-thru restaurants undertaken for a national forecourt operator;
• Various applications/supporting reports for applications on behalf of Shell UK Ltd as part of its forecourt redevelopment programme.
If any client has any questions or queries, or wants to discuss any roadside/fuel retailing development opportunity, please do not hesitate to contact either Jackie Ford or Julian Sutton at this office.
Successful Supporting Role in Epping
We have recently assisted Cooley Architects with a planning application seeking the redevelopment of a site at 26 High Street, Epping on behalf of Archco Developments that involved the change of use of ground floor retail units to office/co-working space. We produced a supporting Planning Statement setting out the policy justification for the proposed change of use to offices, which included looking at the relevant benefits of the proposal as well as the potential impact on the vitality and viability of Epping High Street.
We are pleased that our evidence was accepted by Epping Forest District Council and we are delighted that planning permission has now been granted.
Affordable Workspace Scheme of Boroughwide Significance Secured in Hackney
JMS Planning acting as planning consultant and working along with architects [Y/N] Studio and Hawkins\Brown has won planning permission on behalf of Hackney Co-operative Developments CIC to create the Dalston Works on Bradbury Street in Dalston and provide 1,500 sq m of affordable workspace.
A new steel-frame building, clad in polycarbonate panels, will extend the existing building profile upwards, maximising the space available for the expanding community of studios and workshops. The site is currently occupied by a collection of buildings that have grown together organically over the last 20 years.
The project will continue to offer affordable business premises operated by Hackney Co-operative Developments CIC, a not-for-profit Community Interest Company, founded in 1982 as a local community economic development agency. In order to cause as little disruption as possible, existing tenants will be relocated to studios nearby, or into temporary market stalls in the Square.
The original scheme for the Bradbury Street site linked what were very run-down terraces with an external walkway to create a working community of offices, shops and workshops for small businesses that came to include hairdressers, arts organisations and architects. The scheme also included offices and meeting rooms for HCD themselves and a venue for London’s first “poetry café”.
Following this scheme, Hawkins\Brown then designed and built the Market Pods, facing the Square; Dalston Culture House; a masterplan for Stamford Works, across the Square and Gillett Square itself.
The new scheme, to be called Dalston Works, will see the reuse of the structure and the maximisation of available floorspace. The structure of the existing Victorian Terrace will be retained and refurbished, with a new single storey extension with a mezzanine built above.
The structure of the exterior, constructed of a lightweight steel frame and polycarbonate façade, has a pitched roof to minimise its visual impact from Bradbury Street and overshadowing of Gillett Square. The scheme will offer new retail spaces at ground floor for existing tenants, further animating the existing streetscape and creating new links into Gillett Square.
The studio spaces with mezzanines to the top floors have access to a shared roof terrace that provides panoramic views of London. Additional external breakout spaces have been designed for existing studios on floors 1-2, which look out on Gillet Square.
Replacement Dwelling Allowed in East Cambridgeshire
JMS Planning has secured planning permission for the redevelopment of a site at The Cotes, Soham for a replacement dwelling on behalf of James Construction & Developments Ltd. Working with local architect, AJ Fleet, a high quality ‘barn’ style replacement dwelling is proposed to replace the semi-derelict structures currently existing on site.
New Development in Dalston
Acting on behalf of Setha (Dalston) Limited we are very pleased to have secured planning permission for the redevelopment of 59-61 Kingsland High Street, Dalston immediately adjacent to Dalston Kingsland Underground Station. The redevelopment proposals by [Y/N] Studio and Hawkins\Brown propose commercial floorspace at ground and basement with six residential units on the upper floors.
The site’s location, immediately adjacent to Dalston Kingsland Underground Station (a future station on Crossrail 2) raised a number of planning challenges, whilst the site’s location within the Dalston Conservation Area ensured a high quality of design was required to secure permission.
Double Success for Greggs
JMS Planning is pleased to have secured a double success for Greggs plc having secured permission for an extension to the company’s existing unit at Woodley, Reading and a relocation of its existing bakery unit at 41 Barker Street, Norwich.
Greggs has an existing unit within Woodley which it wished to extend into the adjacent vacant retail unit in order to form a larger unit with seating to create a mixed A1/A3 unit. The relevant Local Plan policy contained a blanket embargo against any changes of use away from use class A1. Following the submission of a comprehensive planning application, which was refused by the Council, an appeal was submitted, along with a second application. Following consideration of the appeal case submitted by us, the Council reconsidered its position and accordingly granted the revised application.
Greggs have a number of units within Norwich; however, its unit at 41 Barker Street was required to relocate due to its lease expiring shortly. Accordingly, an application for the change of use of an existing car sales showroom opposite the site for use as a new Greggs bakery along with new employment floorspace was submitted by JMS Planning. A detailed supporting planning case was necessary in order to justify permission in this ‘out of centre’ location with a detailed submission required in respect to the Sequential Test. The permission now granted has secured the retention of Greggs as an important supporting service on the industrial estate in which it is located, secured the retention of the existing bakery jobs on site as well as creating new employment floorspace on the industrial estate on a site which was previously not in employment use (being a sui generis car sales use).
These latest two permissions are a continuation of the ongoing work which JMS Planning undertakes for Greggs and maintains our record of always achieving success.
Certificate of Lawfulness, Kilburn
JMS Planning has successfully obtained a Certificate of Lawfulness of a Proposed Use of Development (CLOPUD) in respect to a proposed retail use at Kilburn High Street, Kilburn. Securement of the Certificate will allow a longstanding vacant unit within Kilburn Town Centre to be brought back into beneficial use for a major High Street operator.
All Smiles in Crawley
Acting on behalf of BDC (Crawley) Ltd, an award winning dentistry practice, JMS Planning has secured the change of uses of the second floor of 40 The Broadway, Northgate, Crawley from office (Use Class B1) to dental surgery (Use Class D1). The application is a response to the demand for dental services in central Crawley and secures permission for BDC (Crawley) Ltd, trading as Broadway Dental Care, to expand its practice to provide enhanced dental services to Crawley residents, bringing currently vacant space back into beneficial use and creating local skilled jobs.
Change of Use in Hexham
Acting on behalf of AF Blakemore & Son Ltd we have obtained planning permission for the change of use of a former cash and carry depot (Use Class B8) to Use Class B2 (General Industrial) in order to facilitate the expansion of locally based Hexham company, Red Engineering. The planning permission will allow Red Engineering to expand its current operations and will assist in local job creation.
Permission Secured for Redevelopment of Petrol Filling Station in the Green Belt
Planning permission has been secured for the KDRB (knock down – rebuild) of Three Elm Service Station, Tonbridge on behalf of George Hammond plc. The application site was located within the Green Belt. Accordingly negotiations and pre-application discussions were held with officers in order to secure a redevelopment scheme which could be said to be in agreement with Green Belt policy. Detailed justification for this application was submitted which asserted that notwithstanding the larger sales building proposed the scheme in its entirety would have a lesser impact on the openness of the Green Belt than the existing scheme.
We have Moved!
Please note our London office has now moved. Our new office address now is:
JMS Planning & Development Limited
203 Westminster Bridge Road
New Assistant Planner Joins
JMSP+D welcomes Pamela Longhurst-Pierce who joins as Assistant Planner having recently completed an MA in International Planning and Development with a distinction/first class honours from the University of Westminster. Pamela is a Licentiate Member of the Royal Town and Planning Institute and is currently working towards becoming a chartered member.
Prior to joining JMSP+D Pamela has worked as an architect with experience in residential and commercial developments both within the UK, Europe and Latin America. Pamela also holds a BArch from the Universidad San Francisco de Quito in Ecuador.
Pamela can be contacted on email@example.com / 07896 294785.
Roadside Services Permission Achieved in North Wales
Planning permission for a new convenience store and coffee shop drive-thru has been secured on behalf of Tickety Boo Developments Ltd on a site at Abergele Road/A55 Bodelwyddan in Denbighshire. JMSP+D co-ordinated and project managed the planning application, preparing the supporting Planning, Design and Access and Heritage Statements. Permission has been secured for an undeveloped site within a conservation area with unrestricted opening hours.
For further information please do not hesitate to contact Julian Sutton at this office.
JMS Planning Appoints New Director
JMSP+D is delighted to announce that Jackie Ford has joined the practice as Director. Previously at a Director at a nationwide property and planning consultancy, Jackie has more than 20 years of planning consultancy experience including acting as the longstanding planning consultant to a national wine warehouse operator.
Jackie can be contacted on firstname.lastname@example.org / 07770 328674.
Changes to Retail Planning Policy Wales
Following a Court of Appeal judgment in respect to Waterstone Estates Limited v Welsh Ministers  EWCA Civ 1571, the Court of Appeal has confirmed that unlike English and Scottish retail planning policy, the policy in Chapter 10 of Planning Policy Wales (PPW) requires the developer to show that a proposed development will meet a ‘need’ for retail development of that kind before one progresses to the sequential approach to site selection. This contrasts with the position in Scotland (see Tesco Stores Limited v Dundee City Council  PTSR 983) and England (see Warners Retail (Moreton) Limited v Cotswold District Council  EWCA Civ 606).
Simply put, the outcome of this High Court judgment is that in Wales any planning application for new floorspace needs to set out a justification for the ‘need’ for the proposal before consideration of the sequential test. The issue of need has been removed from planning policy tests in England for several years and therefore this Court of Appeal decision is a reversion which ensures new retail proposals will require additional thought and justification.
For further information please do not hesitate to contact us.
FORECOURT TRADER AWARDS 2017
Congratulations to all the Forecourt Trader award winners 2017. It was particularly pleasing to see that several JMS Planning sites were award winners. Our client, Fraser Retail Limited, won Best Customer Service and the London and the South East Over 4MLPA Award for its site at Three Mile Cross, Berkshire for which Julian Sutton of JMS Planning secured planning permission. In addition, our client, AF Blakemore & Son Limited secured the award for Midlands Over 4MLPA for the SPAR development at Fairfield Industrial Estate, Louth, Lincolnshire and the Northern England Over 4MLPA awarded for Laceby Lodge Services, Grimsby, Lincolnshire. Both these sites are JMS Planning projects.
Capability Green Business Park, Luton
Acting on behalf of Greggs plc, JMS Planning has secured the change of use of a vacant office building to use as a baker’s (Use Class A1) to provide supporting services to the Capability Green Business Park at Luton, which is a regionally important employment location. The application was determined at Committee with an officer’s recommendation that planning permission be granted despite objections from several competitor occupiers.
JMS Planning is now instructed to discharge the relevant conditions to allow Greggs to commence trading as soon as possible.
Change of Use to Residential Secured in Westminster
Acting on behalf of Mirus Properties, planning permission has been secured for the change of use of office space at Harrow Road, Westminster to residential use. In addition, JMS Planning also secured the discharge of the relevant conditions.
New Coffee Shop for Louth
Having previously secured planning permission for new roadside services at Bolingbroke Road, Fairfield Industrial Estate, Louth, Julian Sutton of JMS Planning was instructed to secure planning permission for additional parking to the existing petrol filling station as well as a new drive-thru coffee shop. Being located out of centre, a Planning and Retail Statement was submitted in support of the application setting out the economic benefits of the proposal, its compliance with relevant planning policy and also providing a sequential assessment in respect to alternative sites. The application received an officer’s recommendation that planning permission be granted and was unanimously approved by Members at East Lindsey’s Planning Committee.
Lawful Development Certificate Obtained at St Paul’s
Acting on behalf of Le Pain Quotidien a Certificate of Lawfulness of an Existing Use or Development (CLEUD) has been obtained in respect to premises at 2 St Paul’s Churchyard, London, EC4. A supporting statement was submitted providing evidence that the current use of the premises was A3 Use (Cafes and Restaurants). The legal submission was accepted by officers and the Lawful Development Certificate duly issued.
Mixed Use Development Submitted in Hounslow West
Acting on behalf of retained clients, Shetson Property Developments Ltd, a full planning application has been submitted to the London Borough of Hounslow for a mixed-use development at Cavendish Parade, Bath Road, Hounslow directly adjacent to Hounslow West Underground Station. The application includes two additional storeys to an existing building to provide for nine new residential apartments along with an extension to the existing cultural and community use of the building at present along with various amendments and other works.
The architect on the project is Cornish Architects.
Renewal of Elgin Estate, Harrow Road, London
JMS Planning is delighted to have helped Walterton & Elgin Community Homes (WECH) secure an amended planning permission for its proposals to refurbish the Elgin Estate at Harrow Road, London. A S73 application to vary various conditions has secured a new permission for the provision of 43 new affordable homes associated with the regeneration of the Elgin Estate.
For further information please contact Julian Sutton at email@example.com.
Enforcement issues resolved in Hackney
Following the refusal of a planning application for the retention of essential air-conditioning plant and the issuing of an associated Enforcement Notice, Greggs plc instructed JMS Planning to act on its behalf to seek a regularisation of the air-conditioning plant in question.
Despite having been in situ for in excess of 20 years, due to the listed status of the host building, the plant in question did not benefit from immunity from enforcement action.
Knowing that such plant was essential for the client’s operations, JMS Planning commenced discussions with LB Hackney’s Enforcement and Conservation Teams and proposed an alternative solution to facilitate the retention of the plant. This was agreed in principle by the Council’s Conservation Officer and, as a consequence, JMS Planning negotiated the placement of the Enforcement Notice into abeyance pending the submission of the necessary applications for full planning permission and listed building consent. Such applications were duly submitted with a full Design, Access and Heritage Statement, giving consideration of the proposal in the context of the listed host building and the Clapton Square Conservation Area in which the application site was situated. Both the planning application and listed building consent were subsequently granted in December 2017.
Increase in planning application fees agreed
Issued during Christmas week, the Government’s confirmation of the timing of the increase in planning application fees has not received noticeable prominence. The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) (Amendment) Regulations 2017 was made on 20 December 2017 and comes into force on 17 January 2018. This confirms the increase in planning application fees of circa 20% which will come into force on this date. Notably, the fee for residential developments has increased from £385 per dwelling to £462.
If there are any further questions on the increase in planning application fees, please do not hesitate to contact Julian Sutton at this office.
We are recruiting – join us
As a newly formed and growing company we are keen to hear from entrepreneurial, commercially minded planners who can help develop our company further. We are always happy to consider applications a whatever level. We are particularly keen to hear from graduates as well as Senior Planners and Associates who want to make the step up to Associate or Director level and would be keen to play an key part in growing the company. We would also welcome discussions with more senior directors with their own client base.
We recognise that the continued success of our business is dependent on attracting high calibre and talented town planners. We offer people a wide range of work and experienced mentoring and exposure to clients but more importantly the ability to join a young and enthusiastic town planning consultancy at an early stage offering the opportunity to become an integral part of a success story.
Successful applicants will be rewarded with a generous salary, including discretionary bonuses as well as a flexible working environment and opportunity for career progression.
In the first instance please contact Julian Sutton at:
(t) 01986 785038
(m) 07525 131145
Planning Permission Granted for Letchworth Gateway
JMSP+D is delighted to have assisted in securing planning permission for Aberdeen Standard Investments for its mixed-use redevelopment project at Number One, Avenue One in Letchworth.
This £16 million scheme will see the regeneration of a 4.5 acre office and warehouse complex on the edge of Letchworth Industrial Area, replacing it with a medium size supermarket, a 73-bedroom business hotel, a restaurant with drive thru and a café with drive thru.
This development will not only bring new facilities and services to the area but also create approximately 150 new jobs. The development includes a single storey Aldi foodstore, a Travelodge hotel, a McDonalds’ restaurant and a Costa drive thru. It is hoped to be on site towards the end of 2017 with the first elements of the scheme open by next summer.
JMSP+D acted as planning consultants for the scheme project managing the application as well as producing the supporting Planning and Retail Statement.
For further information please contact Julian Sutton on 01986 785038.
Land Interests in Suffolk
Any parties with land or property interests within Ipswich, Suffolk Coastal, Babergh and Mid Suffolk Council areas should note that there are relevant emerging Local Plan Reviews being progressed which are currently the subject of public consultation. These Local Plans will set out the future needs of each area and in particular the level and location of new housing and other forms of development.
Ipswich Council is now starting a Local Plan Review to 2036. The initial stage of this Local Plan Review is a consultation on Issues and Options for land use in Ipswich which currently runs until 30 October 2017.
Suffolk Coastal is undertaking a Local Plan Review with an Issues and Options consultation which finishes on 30 October 2017.
Babergh and Mid Suffolk Councils are currently progressing a Joint Local Plan. The first stage of the consultation on this new Local Plan is currently running until 10 November 2017.
JMS Planning is currently acting throughout Suffolk on various development projects. Any clients or landowners or others with property interests who wish to discuss the promotion of any sites through these Local Plan Reviews can contact JMS Planning on 01986 785038 or firstname.lastname@example.org.
Extended opening hours in Sutton
Acting on behalf of Greggs plc permission has been obtained for widened operating hours at 194-196 High Street, Sutton to facilitate the relocation of Greggs to the site.
For further information contact Julian Sutton of JMSP+D
Requirement for Heritage Impact Statements in Wales
JMS Planning is currently acting throughout Wales on a number of different projects ranging from an industrial scheme of circa 150,000 sq ft to various ‘C’ store proposals and defensive planning projects.
From 1 September 2017, there is now a requirement that any application for Listed Building Consent or Conservation Area Consent in Wales must be accompanied by a Heritage Impact Statement. This new regulation replaces a previous requirement for a Design and Access Statement to accompany such applications. Under the regulations a Heritage Impact Statement is not required when applying for planning permission albeit a Local Planning Authority may decide that one is necessary in order to assist their assessment of the potential impact of any development proposal on the significance of any relevant historic assets and their settings.
New Affordable Workspace in Dalston
JMSP+D is delighted to have been instructed by Hackney Community Developments (HCD) to progress and co-ordinate a planning application for an extension of Dalston Works, Bradbury Street, Dalston to provide enhancements to the existing building currently used as affordable workspace. The proposed works will include a significant increase in the level of affordable workspace on site as well as improvements to accessibility. Pre-application discussions have commenced with LB Hackney and a planning application is anticipated to be submitted in October 2017.
For further information contact Julian Sutton of JMSP+D.
New Mixed Use Scheme Proposed at Dalston
Acting on behalf of Setha Dalston Limited, we have submitted a mixed use scheme for the redevelopment of 59-61 Kingsland High Street, Dalston. The submission of this application follows significant pre-application discussions with Officers at the London Borough of Hackney and a high quality, well designed scheme has now been submitted. The scheme has been designed by [Y/N] Studio Architects.
For further information please contact Julian Sutton at JMSP&D.
New Roadside Services, A465 Blaengwrach, Neath Port Talbot
Acting on behalf of a leading independent petrol retailer, JMSP&D has secured planning permission for new roadside services at Blaengwrach on the A465. This new to industry site comprises a petrol filling station, shop and forecourt and a separate standalone coffee shop/restaurant/drive thru facility.
In the face of substantial opposition, we worked closely with Officers of Neath Port Talbot Borough Council to secure a positive Officer’s recommendation, which was then upheld by Members at Committee.
REMINDER - Planning Application Fees to Rise By 20% in July 2017
A reminder to clients that following its announcement on 21 February 2017, when the Government wrote to each local authority confirming an increase in nationally set planning fees by 20% subject to each authority committing to invest the additional fee income solely towards the improvement of planning services, planning application fees will rise by 20% at some point in July 2017.
Retrospective Mixed Use Permissions in Southwark
We have recently secured planning permission for one of our longstanding clients for a mixed use scheme in Borough SE1 in the face of an impending Enforcement Hearing. Following the submission of the Hearing evidence, we approached Officers and the local Member to discuss an alternative scheme on the site and following negotiations agreed with Officers an alternative scheme. Consequently, a retrospective application was submitted to regularise the development on site which has now secured planning permission.
This is an example of why it can be beneficial to continue with an LPA even after the issuing of an Enforcement Notice.
Construction Wrap Up in Cheam
It is good to see the construction wrap now up at 40 The Broadway, Cheam. Following detailed design work by our client Montreaux Limited, a S73 application has recently been submitted by JMSP&D to the Council to facilitate minor changes to the scheme. We are looking forward to seeing the completed development.
Mixed-Use Success in Hackney
Acting on behalf of Montrose Property Company Limited, JMSP&D working alongside Cooley Architects has successfully obtained planning permission for the redevelopment of 49-51 Balls Pond Road, London, N1. This scheme raised significant heritage issues, being located immediately adjacent to a Grade II listed chapel and being located within the De Beauvoir Conservation Area. Notably the site has previously been subject to a number of application refusals and a refused appeal for redevelopment in respect of alternative schemes which had been progressed by other parties.
The aim was to improve the existing flats facing Balls Pond Road and to provide two additional high end duplexes with private amenity space to the rear. The front area has been retained to preserve the streetscape while the new development takes a more contemporary approach. The two new units have been carefully arranged around two courtyards and respectfully planned in relation to the listed church, as well as to the privacy and amenity of the occupiers and neighbours. Images of the proposed scheme courtesy of Cooley Architects are below.
LB Hackney is a borough which JMSP&D undertakes extensive work in and this is another example of our success in the Borough.
On behalf of Aberdeen Asset Management we have submitted a major mixed use application to North Hertfordshire Council for the proposed redevelopment of 1, Avenue One, Letchworth known as ‘Letchworth Gateway’.
The proposed development involves a mixed-use regeneration of an old office and warehouse site covering 4.5 acres on the edge of the Letchworth Industrial Area. The site has been unused for many years, despite extensive marketing.
Plans for the development include an Aldi supermarket, a 73-bedroom Travellodge hotel, a McDonald’s restaurant with drive-through, and a café with drive-through. This will not only bring new facilities and services to the area, but also create approximately 150 new jobs
If planning approval is granted the regeneration could be completed in 2018.
Planning Permission Obtained for New Selco Builders Merchants in Milton Keynes
Acting on behalf of Aberdeen Asset Management JMSP+D has secured a planning permission for a 3,214 sqm Selco Builders Merchants at Third Avenue, Denbigh Road, Bletchley. Planning permission for this major application was secured under Officer delegated powers and will provide Selco with a new unit within the Bletchley area.
For further information, please to contact Julian Sutton at JMS Planning & Development Ltd.
Residential Permission Secured in Cheam
On behalf of Java Asset Management Limited, we have secured a Prior Approval for an office to residential conversion of the first floor at 40 The Broadway, Cheam as well as securing a planning permission for a new second floor for an additional seven units. In total, this provides a development of 16 units.
Notably, this planning permission has been secured under Officer delegated powers without any requirement for affordable housing.
When is a Dormer Not a Dormer?
This was the legal question which JMSP+D and architects PHD Associates recently grappled with in respect to a residential property at Bonks Hill, Sawbridgeworth, East Hertfordshire. Having previously had an Appeal refused for a two storey rear extension due to its impact on the Greenbelt in which it was located, the client proposed a single storey side extension and rear two storey extension under Permitted Development rights. However, the initial pre application response from the Council to this proposed approach was negative as Officers considered that the proposed rear two storey extension failed the requirement for the eaves height to be no higher than the eaves height of the existing building. The debate was in respect of the height of the existing eaves which related to the construction of the building and the existence (or not) of dormers as eaves associated with dormers cannot be considered as part of the Permitted Development rights conditions.
JMSP+D submitted a Lawful Development Certificate for a proposed use or development (CLOPUD) to argue that the proposals benefited from permitted development under Schedule 2 of Part 1, Class A, Schedule 2, Part 1, Class B of the General Development Permitted (General Development) (England) Order 2015 (GDP). On this basis, Officers agreed that the ‘dormers’ were in fact gables forming part of the rear wall itself rather than constructed as part of the roofslope.
Subsequently, despite the initial pre application advice from the Council, the proposed Lawful Development Certificate was approved and issued allowing the client to secure their extensions under Permitted Development rights.
Appeal Success in Hounslow West
JMSP+D has been successful at appeal for a mixed use development comprising flexible commercial space (Uses A1, A2, A3, A5 and B1) and nine dwellings comprising 1 x 1 bedroom, 5 x 2 bedroom and 3 x 3 bedroom flats with cycle storage, car parking on land adjacent to Hounslow West Underground Station, Hounslow West, TW3 3DH. The supporting team included Cornish Architects and Brooke Vincent & Partners (in respect of daylight/sunlight matters).
JMSP+D took over the Appeal following the application’s refusal. The reasons for refusal related to retail impact, daylight/sunlight matters, residential amenity and design. Having prepared and submitted our Appeal evidence, we approached LB Hounslow and proposed to the Council’s that it withdraw its retail based objection which formed the first reason for refusal. Acknowledging the nature and strength of our evidence LB Hounslow agreed to withdraw this reason for refusal.
The Inspector’s decision published on 22 February 2017 has fully supported our detailed case put forwards in respect to the issues of design, daylight/sunlight matters, amenity and the general benefits of the scheme.
For further information on this project please contact Julian Sutton at JMS Planning & Development Ltd.
Loss of Employment Floorspace Considered Acceptable Within LB Camden
JMSP+D have been acting for a number of years for clients on Marchmont Street in Bloomsbury within LB Camden. Recently, we have been promoting the change of use of a vacant basement with a B1 (employment) authorised use for alternative uses. An application for the change of use of the basement unit to a restaurant was refused by LB Camden for reasons including, the principle of the loss of employment floorspace at this location. JMSP+D prepared an Appeal in respect to this refusal which included significant research and assessment undertaken by us in respect to the level of employment floorspace, demand and supply within Camden and the importance of the appeal site in the context of this.
Following the submission of our appeal documents, we approached the Council to discuss whether it still wished to contest the appeal. The Council acknowledged that our supporting evidence in respect of the appeal was “compelling” and accordingly, invited the Appellant to submit a new application for the change of use of the floorspace for residential use as an alternative to the appeal. Subsequently, full planning permission and associated listed building consent has now been secured for the change of use of the basement to a single residential flat and as a consequence the appeal has been withdrawn. This demonstrates the benefits of continuing to negotiate with LPAs even whilst an appeal is being progressed.
For any further information on this project please contact Julian Sutton at JMS Planning & Development Ltd.
A New Local Plan for East Cambridgeshire
Clients should be aware that the draft of the new East Cambridgeshire Local Plan was published on 12 January 2017 which sets out the vision for development within East Cambridgeshire to 2036 including the preferred site allocations. This consultation is an important stage in the process leading to the adoption of the future Local Plan and provides the opportunity for land owners and developers to influence the development strategy for the district. This can include, promoting sites to the Council for alternative uses such as residential, employment or retail use, making representations on sites already included as draft allocations within the plan and commenting on the specific wording of draft policies and the general development strategies for the district as a whole.
JMS Planning has a strong track record of securing planning permission within East Cambridgeshire District Council. Any developers or land owners seeking to promote sites or have their sites reviewed and submitted, should contact Julian Sutton on email@example.com or by phone on 01986 785038.
JMS Planning & Development are pleased to have secured planning permission for a large residential extension to a domestic property in Finchley. The application proposed significant extensions at both ground and first floor levels and has been granted permission by the London Borough of Barnet under Officer delegated powers.
Planning Permission for Mixed Use Development in Borough
Acting on behalf of Plinius Limited JMS Planning has secured planning permission for a mixed use scheme at 222-224 Borough High Street London to include commercial space at ground and basement and six residential units at upper floors. Whilst the site benefits from an extant planning permission previously secured by us, the latest scheme proposed a greater quantum of development and required significant work to address residential amenity and heritage concerns as a result of the proximity of surrounding dwellings and the site falling within the newly designated The Liberty of the Mint Conservation Area.
For any further information on this project please do not hesitate to contact Julian Sutton at JMS Planning & Development.
Hotel Refurbishment in Camden
Acting on behalf of St Pancras Hotels International Limited JMS Planning & Development Ltd has secured full planning permission and listed building consent for works to the Montana Hotel in Argyle Square, WC1 to facilitate a full refurbishment. The application involved significant discussions in regard to detailed heritage matters and liaison with LB Camden’s Conservation Officers.
The completed development will provide heritage benefits both to the host building, to Argyle Square and to the wider Bloomsbury Conservation Area as well as providing an enhancement to the existing tourist infrastructure of the area.
For further details please contact Julian Sutton on 01986 785038.
Residential Permission in Kingston
On behalf of WJR Properties Limited permission has been secured for a new residential unit at Surbiton Road in Kingston Upon Thames. The submission of this application on the site follows the refusal of a previous application and subsequent Appeal on the site progressed by other parties.
Camden Restricts Basement Development
The London Borough of Camden (LB Camden) has confirmed a non immediate Article 4 direction to remove Permitted Development rights for basement development throughout the entire Borough. Permitted Development rights allow home owners to undertake basement development without the need for planning permission provided the basement development falls under the footprint of the existing dwelling. However, the forthcoming Article 4 direction will remove these rights requiring all basement development to require planning permission.
The Article 4 direction is due to come into force on 1 June 2017.
The issues associated with basement developments in Central London are well documented and other authorities which have already instigated similar Article 4 directions are Westminster City Council and the Royal Borough of Kensington and Chelsea. An application for a basement in LB Camden is required to be supported by a Basement Impact Assessment (BIA) which may require to be the subject of independent verification (to be paid for by the Applicant). Therefore, if you are considering a basement proposal in LB Camden, which would normally fall under Permitted Development rights, you may wish to undertaking this prior to the Article 4 direction being introduced.
For further information, speak to Julian Sutton.
Success in Southwark!
JMS Planning is delighted to have secured planning permission for a mixed use development within the Borough area of Southwark. The application sought the refurbishment and extension of an existing employment floorspace, to provide further employment floorspace (Use Class B1) and six residential apartments within The Liberty of the Mint Conservation Area. JMS Planning provided planning consultancy and heritage advice securing planning permission under delegated powers.
For further information, speak to Julian Sutton.
M&S Simply Foods Coming to Soham!
JMS Planning has recently prepared and co-ordinated a full planning application on behalf of James Construction and Developments Ltd for a BP petrol filling station with a M&S “Simply Food” shop on a greenfield site at The Shade, Soham North, Cambridgeshire. A detailed planning application with a full suite of supporting documents was submitted which resulted in the securement of planning permission under delegated powers. Construction of the new BP and M&S development is currently underway.
SPAR Store, Forge Lane, Newton, Baschurch, Shropshire
On behalf of A. F. Blakemore & Son Ltd, JMS Planning & Development has secured planning permission for the permanent widening of the Sunday trading hours at the SPAR store in Newton Baschurch.
New Developments Within Hounslow West
Acting on behalf of Shetson Property Developments Ltd planning permission has been secured for a new retail kiosk concept at Cavendish Parade within the Hounslow West Neighbourhood Centre. In addition, working alongside Cornish Architects, planning permission has been secured for an additional storey at Cavendish Parade as well as general refurbishment and reorganisation of the existing residential units onsite in order to provide a valuable housing development within Hounslow West and environmental enhancements to the existing site.
Planning Permission Secured Within The Norland Conservation Area
Acting for the Thomas Pocklington Trust, JMS Planning & Development has secured planning permission for a new ground floor front elevation of a property on Princedale Road, London, W11 4NL within the Norland Conservation Area within RBKC.
76 Elms Road, Clapham
Acting on behalf of a private individual planning permission has been secured for the conversion of three flats into a single property within the London Borough of Lambeth. The securement of this planning permission follows a previous application on the site for a rear extension of the property for which planning permission was also secured.
Brackenbury Wine Rooms – Hammersmith
JMS Planning & Development has obtained planning permission for the regularisation of the extant planning permission for The Brakenbury Wine Rooms, Hammersmith Grove in order to reflect the unique variety of uses associated with the company’s operation on the site. The required planning permission was secured on application.
Hotel Refurbishment, Argyle Square, London
Acting on behalf of St Pancras Hotel Group, JMS Planning & Development Ltd has submitted a full planning application and associated application for Listed Building Consent for the refurbishment of the existing Grade II Listed Montana Hotel at Argyle Square WC1.
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