Successful Planning Applications

Our planning consultants have a detailed and current understanding of what is required to give your application the greatest chance of success. AFA Planning Consultants have a long and successful history of obtaining both business and domestic planning applications. Here are some of our more recent planning application case studies.

Recent Planning Application Case Studies

Retrospective Planning Permission For Extension

Part demolition of single storey rear extension and rebuilding it. Installation of 3 no. roof lights in two storey rear extension roof.
Application Number EPF/2515/16

Planning Permission Granted From Stable Buildings

Preparation & submission of planning application for erection of stable buildings and use of land for the grazing of horses and agriculture.

Planning Permission Granted From Retail to Resturant

Change of use from Use Class A1 (retail) to mixed Use Classes A3/A5 (restaurant/cafe and take-away) and installation of extraction system to protrude from the roof
Application No: 2017/08036/PA

Change Of Use From House To Restaurant

We were approached by an entrepreneurial couple who set up a twice weekly supper club in a room of their house. The client was informed by the council that they needed to apply for retrospective planning permission from residential to mixed residential and commercial restaurant. We took on the case and the application was granted.
Application No: 63312

Planning Permission Granted Roof Terrace Railings

Installation of railings on main roof to facilitate use as a roof terrace accessed via a roof light from the top floor flat.
Application No: 17/05330/FULL

Planning Permission Granted For 3 Air Conditioning Units

Preparation and submission of planning application for installation of x3 air conditioning units to be added to a recently purchased commercial property.
Application Reference: 2016/03765/FUL

Retrospective Planning Application For Change Of Use

Change of use of agricultural land to equestrian use, erection of stables, mobile field shelter, associated concrete apron (all retrospective), and new parking area.
Application Reference Number: 16/02635/FUL

Condition Lifted- Lymington, Hampshire

Condition lifted to remove condition 3 of planning permission ref: 14417 (to allow non-agricultural occupancy)

Advertising Consent Granted, London NW10 6ND

We recently were approached by our client in London NW10 to submit two planning applications. The first an application for advertisement consent for a pizzeria, and the second an application for decking which would be used as a seating area.
We successfully argued that both applications were essential to the ongoing success of the pizzeria. Both applications were granted.

Major UK Conservatory Firm uses AFA Planning Consultants as Sole Provider

AFA Planning Consultants are the sole provider of all planning applications for a well-known UK wide home improvements and conservatory company. One of the key factors that influenced their decision to use us was that we are able to cover the whole of the UK. The relationship has recently grown in that we are now also assisting with their applications to councils and handling all their planning appeals.

This same client has recently acquired another Company which is the oldest supplier of upmarket oak orangeries & conservatories in the world, their main market being customers with very prestigious homes many of which are listed. Our contribution is to help with the planning applications and supply the Design & Access statements, as well as handle any subsequent appeals.

Planning application for Surrey school

Our client was a school in Surrey which wanted to turn a locally listed office block into a primary school catering for approximately 160 children & 30 staff. The case included several difficulties including Council policies relating to loss of employment space as well as the listed buildings element.

Having carried out an analysis of the challenges that the project presented, we liaised with both the architects and transport planners to produce information supporting a planning application. Following this we approached the Council and conducted pre-application discussions with them. The statement which we prepared and submitted contained compelling evidence and arguments relating to the key difficulties of the proposal. The issues which were addressed included the loss of the employment floor space and the matter of the building’s listing. We also prepared and submitted travel & transport assessments to counter concerns in relation to congestion and the free flow of traffic.

Following a series of negotiations, the application was granted by the Council at the Development Control Committee.

Planning application acquired for replacement house in Beaconsfield

AFA Planning Consultants gained planning permission from the local Council for our client to build a new 5 bedroom house to replace their previous home.
Although the original house was fairly substantial, our clients had particular requirements which previously they had tried to achieve by means of a large extension. Chiltern District Council however refused two past planning applications for the extension and the case was also lost on appeal. After calling us we advised them that the solution could be to submit an application to the Council for the demolition of the original house and the redevelopment of the site with a completely new house incorporating all the features which they were trying to achieve.

Our client accepted the advice and we began working closely with them to produce the design and architectural drawings for a new two storey detached 5 bedroom house with accommodation in the roof. The new design incorporated all the features which they had not been able to previously achieve.

Our full application to the Council included these architectural drawings as well as a crucial supporting planning statement written by one of our expert chartered town planners setting out in detail the policy arguments as to why the new dwelling should be allowed. Consequently the Council were satisfied that the new house did fulfil the required policy criteria and the application granted.

Planning application for new homes in Sussex

This application was for several new houses on a site in Sussex. Our client, a building Company, turned to us for help with the application as the site itself presented a series of challenges which if not properly addressed could have caused the application to be refused by the Council.
The following is from our client’s letter of appreciation:

“Thank you for your report, it is very impressive. I cannot now imagine the application standing a better chance of succeeding than with your report. It is very professional as one would expect, but more than that it is clinically precise. It was just what I wanted.
Many thanks.”

Class A3 business planning application granted for variation of hours

Our clients owned a successful Class A3 business in Sheffield. The Council had previously granted planning permission for the business but with a condition attached restricting the hours of operation. Our clients realised that adhering to the restriction would cause them to lose a valuable additional income stream and so they sought our help to secure a variation of the condition which restrict their hours of operation.
We advised our clients that there were good reasons to appeal to the Planning Inspectorate as the Council had not taken various important matters sufficiently into account when issuing their refusal.

The planning Inspector Mr Keith Hill carefully considered the planning reasons which we advanced as to why the previous restrictive hours of operation should be considerably extended. As a result of this, he granted the requested variation of hours.

Kent landowner returns to AFA Planning Consultants for planning applications

Our client is a Kent landowner for whom we have previously handled planning problems which were resolved successfully.

His portfolio includes a complex of 10 units which have been used for various business purposes for a number of years. His long term aim is to completely redevelop the whole site for housing, however the local council have expressed considerable resistance to his proposals.

Our client turned to us again for help. Having carried out an analysis of the site’s planning history and relevant local and national planning policies, as well as planning law, we laid out various options to our client which could result in the achievement of his long term goals. Our recommended option was an application for a Lawful Development Certificate (sometimes referred to as a ‘Cleud’) relating to a part of the site which was proving a particular stumbling block for the Council.

Our client accepted our advice and despite further resistance from the council we have now secured the Certificate applied for principally due to the fact that we assembled and presented compelling evidence which on the balance of probability, meant that the council had no choice but to grant the Certificate. An application for housing is now being prepared.

Planning application granted from local Council for new 5 bed home in Beaconsfield

AFA Planning Consultants gained planning permission from the local Council for our clients to build a new 5 bedroom house to replace their previous home.
Although the original house was fairly substantial, our clients had particular requirements which previously they had tried to achieve by means of a large extension.

Chiltern District Council however refused two past planning applications for the extension and the case was also lost on appeal. After calling us we advised them that the solution could be to submit an application to the Council for the demolition of the original house and the redevelopment of the site with a completely new house incorporating all the features which they were trying to achieve.

Our client accepted the advice and we began working closely with them to produce the design and architectural drawings for a new two storey detached 5 bedroom house with accommodation in the roof. The new design incorporated all the features which they had not been able to previously achieve.

Our full application to the Council included these architectural drawings as well as a crucial supporting planning statement written by one of our expert chartered town planners setting out in detail the policy arguments as to why the new dwelling should be allowed. Consequently the Council were satisfied that the new house did fulfil the required policy criteria and the application granted.

Chiltern District Council’s application number for the new house- CH/2010/1498/FA

Retrospective Planning Application

Scotland’s planning appeal system differs significantly from that in England and Wales. The Scottish system means that appeals against a refusal issued by a planning officer can only be made to the Council’s own Local Planning Review Committee.

Following a refusal to grant retrospective planning permission for a fairly small but quality new conservatory, we were appointed by Everest to appeal on behalf of their client. Working with Everest’s architects, one of our experienced Scottish Chartered Town Planners skilfully handled the case which if lost would have meant that the householder Mr R, may well have had to demolish his new conservatory.

The background to the case was very unfortunate indeed. In February 2010, Mr R had started to build a conservatory to enhance the family living accommodation of his house, this was following the receipt of a building warrant from Glasgow City Council. At that time Mr R was led to believe that because of the small size of the conservatory it would not need planning permission as it was “permitted development” under planning law.

It was not until the construction of the conservatory was well underway that the Council’s enforcement officer (following a complaint) visited the property and advised our client that planning permission would also be required in addition to the building warrant, this being because the permitted development rights which would normally apply had been removed by the Council at the time of the original planning permission for the property many years before.

Our client then submitted a planning application for the conservatory for retrospective planning permission. In the meantime, however, given the apparent small scale of the development, he was not asked to stop construction pending a decision on the application. As a result, the conservatory was completed in good faith, in the expectation of planning permission being forthcoming.

However, to Mr R’s shock, the planning application was refused which meant that if it was not reversed, he would be faced with the prospect of enforcement action and the demolition of the conservatory with all the upheaval and cost ramifications which this would involve.

The background was clearly very unfortunate, but the planning system throughout the UK is such that it is not in fact directly relevant to whether an appeal should be granted. Our task therefore was to make a strong and robust case that the appeal should be allowed and permission now granted. Clear arguments based on relevant planning grounds rather than sympathy were required.

Consequently our planner skilfully addressed the two reasons for the refusal, i.e. that the conservatory would result in lack of useable private garden space and would also detrimentally affect the daylight to a neighbouring property. Using various relevant arguments based on planning policies, including the Council’s own Design Guide, our planner was able to convince the Local Planning Review Committee that retrospective planning permission should be granted for the conservatory. This of course means that Mr R does not now have to demolish the conservatory.

Glasgow City Council’s ref: 10/00725/DC

Retrospective Planning Application, Manchester

Our clients were refused planning permission by the Trafford Metropolitan Borough Council for the retention of a conservatory they had already built further to an earlier planning permission. However on completion the conservatory was found to be significantly closer to a boundary than shown on the approved plans. When our clients applied for another (retrospective) planning permission, the Council turned it down. It seemed therefore that the conservatory would have to be rebuilt, clearly a costly exercise.

However our clients then approached us for advice. Having carried out an initial assessment of the case, we advised that the case should be taken to the Government’s independent Planning Inspectorate for an appeal.

Our clients took the advice we gave and so we then appealed on their behalf. In the appeal we argued that there were good reasons why the Council’s decision should be overturned, this basically being that the Government’s national permitted development rules had changed and that the Council had relied on their own outdated rules when making their refusal decision. Mr Graham Garnham, the Planning Inspector appointed to deal with the appeal, whilst making it clear that it was unsatisfactory that the conservatory was not built in accordance with the approved plans, stated that it was also unsatisfactory that the Council had relied on planning guidance that was significantly out of date. He therefore reversed the Council’s refusal and granted planning permission for the conservatory as built.

Interestingly, in his appeal Decision, the Inspector made it very clear that the fact that the conservatory had already been built, did not affect his consideration of the planning merits of the case.

However we would point out that it is certainly not a good idea to build anything that requires planning permission, without first obtaining that permission. The worse case scenario is that the local planning authority could legally require the removal of the unauthorised structure and failure to comply could lead a criminal prosecution.

The Planning Inspectorate Ref: APP/Q4245/A/08/2086216