The Rural Planning Co.’s Post

A planning inspector has dismissed a section 78 appeal (3330618) against Guildford Borough Council’s refusal to grant planning permission for the demolition of existing Cathedral Close dwellings and erection of 124 residential dwellings with associated works. The Decision follows a nine-day inquiry held in March 2024. The appeal site, which is in the immediate vicinity of the Grade II* listed Guildford Cathedral, is allocated ‘for approximately 100 homes (C3)’. The main issue at the heart of the appeal was the effect of the proposal to the special interest and significance of heritage assets (particularly the Cathedral), with reference to the design and landscape context. Inspector Tom Bristow concluded that the proposal would result in a clear adverse effect to the setting and significance of the Cathedral with reference to design and landscape context (§98). He accepted the Council’s position that the proposal would cause less than substantial heritage harm to the Cathedral towards the middle of the spectrum within that categorisation (§100). The Inspector found that no material considerations in favour of the proposal justified allowing the appeal (§129). The Appeal Decision underlines that the allocation of a site for development is not carte blanche for any development, especially in circumstances where sensitive landscape and heritage considerations are involved. The question of whether a proposal sensitively and appropriately responds to the requirements of such allocations often requires a nuanced and thoroughly evidenced answer. This case also illustrates that there can be a proper role for the consideration of alternative approaches on an appeal site, particularly where the site is allocated and where there is a policy requirement to demonstrate a clear and convincing justification for heritage harm arising (§119-128). Tom Cosgrove KC and Jack Barber were instructed by Michael Elford of Guildford Borough Council. The successful local planning authority assembled the following team for the inquiry: Kelly Jethwa and Laura Howard of Guildford Borough Council (giving evidence, respectively, on Planning and Housing Land Supply), Nigel Barker-Mills of Barker-Mills Conservation (Heritage), Amanda Reynolds of AR Urbanism (Design and Masterplanning), and Tanya Kirk of Hankinson Duckett Associates (Landscape). Read the appeal decision here: https://lnkd.in/egyhjCjh #Planning #HeritageAssets

When Can a Conservatory be a Permitted Development? Read this blog to get the answers you need today. https://lnkd.in/gvWQP7_K #planningapproval #planningpermission #planningconsultants #townplanning #townplanner #architecturedesign #HappyDeveloping

Here is a glimpse of Ngongotahā Housing Development, recently approved Resource Consent for Watchman Capital. Stage 1 will introduce 193 dwellings and a shared path linking Ngongotahā village. This distinctive project is set to make a significant contribution to Rotorua Lakes Council District. The development’s typologies include a diverse range of housing – from townhouses to standalone dwellings, featuring varied roof forms and materials. Paul Somerford, Megan Kully, Dora Novak, Daniel De Spirt, Athira Sathyan Campbell Brown Planning, Ian Munro, McKenzie & Co. Consultants Ltd, Greenwood Associates, Pattle Delamore Partners, Commute Transportation, Puhoi Stour, SLR Consulting, CMW Geosciences, Property Economics, Geohazard Environmental Ltd Thanks to Toi Moana Bay of Plenty Regional Council Conceptual render. . . #RealEstate #PropertyDevelopment #Construction #Sustainability #Architecture #UrbanPlanning #ResidentialRealEstate #RealEstateInvestment #HousingDevelopment #Property #CommunityDevelopment #Townhouses #ArchitectureNZ #SustainableDevelopment #Masterplan #render #AIRender

Buying land for your dream build isn’t just about the price. Site preparation, drainage, council regulations, and the type of land—whether flat, sloped, coastal, or rural—can all influence the costs and the practicality of your project. Conducting a feasibility study and getting advice from experienced professionals early on helps uncover hidden costs and makes sure the land you choose works for what you want to achieve. We’re here to support you every step of the way, starting well before you’ve even chosen your site. Reach out to us at info@byrnehomes.co.nz to get started. #ByrneHomes #AucklandBuilders #ArchitectureNZ #HomeNZ #DesignNZ

🌟 Town Planning Practice Notes 🌟 Property Developers, want to navigate council demands with ease and boost your project's success? 😏 Practice Notes from the Department of Transport and Planning are your go-to resource, providing authoritative definitions and guidance on key issues. Property developers often face Local Councils being difficult on bulk, neighborhood character, and other issues. While many concerns are valid, sometimes councils can demand a bit too much. That's where Practice Notes come in handy—they carry authority when interpreting whether a council has overstepped. They hold weight when councils and VCAT evaluate Planning Permits since they come from an authoritative body. As an architect in Melbourne, let's dive into a Melbourne example. We all know the State government is pushing for more housing. Updating the Town Planning Scheme takes time, but Practice Note 91 provides definitions within the current planning scheme that can aid developers. Some principles from PN91: Principle 4: The General Residential Zone is a three-storey zone with a maximum building height of 11 metres. 🏢 Principle 5: The density or number of dwellings on a lot cannot be restricted in the Neighbourhood Residential Zone unless special neighbourhood character, heritage, environmental or landscape attributes, or other constraints and hazards exist. 🏘️ If you're a property developer who loves a good read, take some time to explore the different Practice Notes. Alternatively, just send us your building questions—we're here to help! 😉 #TownPlanning #PropertyDevelopment #Architecture #Melbourne #ResidentialZones #PracticeNote91 #UrbanPlanning #DevelopmentSuccess #CommunityEngagement

For today's industry leading news head to LandscapeArchitect.com. Water Supply: https://lnkd.in/gdGu_pfK Landscape Industry Associations Respond to LA Fires: https://lnkd.in/gWCEujDZ Study Shows Projections of Slowdown in Household Growth, Housing Demand: https://lnkd.in/gwUi_3D4 An Impressive Midwestern Performance: https://lnkd.in/gt29HRaV American Water Works Association National Recreation and Park Association National League of Cities American Society of Landscape Architects National Association of Home Builders PLANNING DESIGN STUDIO LLC #landscapearchitect #landscapearchitecture #news #thursday #economic #housing #project #fires #landscape #economy

When Can a Summer House be a Permitted Development? Read this blog to get the answers you need today. https://lnkd.in/ghFPwcNT #planningapproval #planningpermission #planningconsultants #townplanning #townplanner #architecturedesign #HappyDeveloping

🗞️ Development news: Lovell Plants New Tree and Bench at Kirk Ella Development in Partnership with Local Council Lovell, a leading name in property development, has reaffirmed its commitment to enhancing local green spaces by planting a new tree and installing a bench at The Sycamores development. This initiative was made possible through a grant provided by the East Riding Local Council and championed by local ward Councillor Gary McMaster. The new tree replaces an infected oak that had to be removed during the construction of the development. The oak’s removal was necessary to ensure the safety and longevity of the area’s natural environment. Now, thanks to the collaboration between Lovell and the council, the space has been rejuvenated with a vibrant new tree that symbolises growth and sustainability. A new bench has also been installed, providing a tranquil spot for residents and visitors to enjoy the revitalised surroundings. Source: Lovell Partnerships Ltd #BuildingServices #BuildingDesign #BuildingEngineering #CIBSE #BuildingServicesRecruitment #MEP #MEPEngineering #MEPEngineer #Rics #PropertyDesign #architecture #Construction #Urban #Design #Engineering #BuildingPerformance #fire #Sustainability #VT #VerticalTransportation #Fire #FireEngineering #RealEstate #HouseBuilding #London #MEPDesign #CIOB #Property #TheBuildingServicesPodcast #BuildingPodcast #BuildingServicesBlog

A few weeks back, I evaluated a potential development site in Templeogue listed for around €785,000. With current design guidelines, I saw an opportunity: demolish the existing single-story structure and build a new two-story dwelling alongside it. But as every developer knows, opportunity doesn’t come without its risks. Through a thorough due diligence process which I walkthrough in this video, I identified several key considerations to determine if this site was worth pursuing: Riparian Corridor Restriction: With a river adjacent to the property, I found a 10-meter protected zone preventing any development near the water, adding significant limitations. Planning & Local Policy Compliance: Reviewed the planning history and local guidelines to ensure no adverse constraints. Site Layout & Amenity Space: Worked with an architect to draft preliminary plans that accommodated both the new and existing dwellings’ needs. Balancing Risk and Reward: Despite some possibilities for an argument, the risk of planning rejection or appeal was too high given the potential investment. In the end, I decided to pass on this opportunity due to the risk of regulatory roadblocks and subjective decision-making by planning authorities. Key takeaway? It’s essential to dive into the details early—many developers don’t discover issues like riparian restrictions until significant costs are sunk into fees and consultants. For anyone in property development or those considering investments, due diligence is everything! This process may be complex, but it ultimately saves you from costly mistakes. Always analyze and assess each site from every angle. #properties #landoptionsireland #landdevelopment #landappraisal #realestate #guide #development #irishproperty

Engaging a project arborist from the start of a development ensures that the site's natural assets, especially trees, are integrated into the architectural vision. Following AS 4970-2009 best practices, arborists help retain trees within the site plan, offering crucial reports like preliminary assessments, arboricultural impact assessments, and tree protection plans. This approach effectively preserves the site's best assets, minimises construction impacts, and ensures compliance with local and national legislation, which is crucial for sustainable urban development. These elements are also critical to a successful development. Here is a diagram of the process: https://lnkd.in/gV2wzViK