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3-d architetcural render of the approved workers dwelling. Presentatio elevation of the new dwelling Watercolour render of the new workers dwelling. Aerial view of the approved dwelling. IINTRODUCTION En-Plan were approached by the owners of the farm to apply for a new agricultural works dwelling so the farm could be properly managed and taken forward as a business. SITE DESCRIPTION The application site is 32-acre agricultural unit in the rural area of Tushingham Cum Grindley with direct access from Bell O the Hill Road. The application site is located in the open countryside. There are a number of agricultural barns to the south of the application site that currently house animals over winter and lambing ewes, farm machinery and fodder. To the north there lies a residential dwelling and several shed/barns that are not in the applicant's ownership. PROPOSED DEVELOPMENT The planning application sought planning permission for a temporary worker dwelling for a three-year period. The proposed structure would be a static caravan, measuring 12.2m long, 4.4m wide, with a maximum height of 3.4m with a mono-pitched roof. The total floor area of the building would be approximately 46 sqm. The structure would be sited in an area of hardstanding to the front of the site (east, adjacent to the access), where a barn was previously situated. ASSESSMENT Section 38(6) of the Planning and Compulsory Purchase Act 2004 provides that where regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts, the determination must be made in accordance with the plan unless material considerations indicate otherwise. The starting point for decision making as set out in law is the adopted development plan for the area. This comprises the Cheshire West and Chester Local Plan (Part One) (LP1) and Policies of the Cheshire West, and the detailed policies of the Chester Local Plan Local Plan (Part Two) Plan (LP2). The National Planning Policy Framework (2024) is also a material consideration. National Planning Policy Framework constitutes guidance for local planning authorities and decision-takers both in drawing up plans and as a material consideration in the determination of planning applications. Paragraph 11 of The Framework advises that plans and decisions should apply a presumption in favour of sustainable development. For decision making this means approving development proposals that accord with an up-to-date development plan without delay unless the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed. Principle of a new dwelling With the proposal representing a new rural dwelling within the open countryside (albeit temporary) consideration needs to be given to policy DM19 of the LP2. DM19 includes several exceptions to residential development in such a location and includes an essential rural worker dwelling in line with Policy DM25. Policy DM25 of the LP2 states that proposals for new permanent essential workers dwellings to support agricultural, forestry and rural land-based enterprises will be supported where a worker is required to live on site and where certain criteria are met (considered below). The criteria contained within Local Plan Part Two Policy DM25 is considered below. Information on the operation of the business, a business plan and supporting statement have been submitted with the application to help demonstrate the need for the proposed dwelling. there is a clearly established existing functional need for an additional worker to live permanently at the site; Through the Design & Access Statement that accompanied the application we were able to show that applicants agricultural holding that covers an area of approximately 30 acres, and a further 5 acres of land are rented nearby. The need relates to a full-time worker, or their primary employment as a rural worker, and does not relate to a part-time requirement. The applicant would be responsible for the daily monitoring of the livestock, observation during lambing, and calving, preparations for shows and the daily tendering of the land. The agricultural supporting document that for the number of proposed animals on the enterprise and the number of working hours currently spent on the enterprise is approximately 65 hours per week, with approximately 38-45 of those spent on site. Taking into account the above, this enterprise requires 1 full - time worker. The functional need could not be fulfilled by another existing dwelling on or near to the site, or any other existing accommodation in the area which is suitable and available for occupation by the worker(s) concerned There is currently not dwelling at the site. There is a touring caravan that had been used previously during lambing seasons for workers to rest between 2 hourly checks, however this has been damaged during storms and no longer viable for such use, or as a temporary residential dwelling. There are no other buildings on site available, accessible, or useable for the purposes of an essential workers dwelling. The size and siting of the dwelling is commensurate with the established functional requirement and well-related to existing buildings or other dwellings; The caravans floor space would amount to approximately 46sq metres, which is an acceptable structure and size in accordance with the Rural Workers dwellings advice note . Where new dwellings are approved on the basis that they are vital to the success of a specific rural enterprise; provisions will be put in place to ensure that they remain available for that purpose in perpetuity. The proposed dwelling would be for a temporary period to allow the business to become established and viable. A condition allowing the dwelling for a temporary time period would be placed on any permission as such it is not considered necessary to ensure that it remains available for a rural enterprise in perpetuity. Therefore, taking into account the above it is considered that the proposal meets the requirements of policy DM19 and DM25 of the Local Plan Part 2. Visual Amenity Policy ENV 6 of the CWCLP1 promotes high quality design and sustainable construction. Among other things, the policy states that development should, where appropriate, respect local character and achieve a sense of place through appropriate layout and design. Policy DM 3 of the Cheshire West and Chester Local Plan Part Two (CWCLP2) sets out that new development will be expected to respect the prevailing layout, urban grain, landscape, density and mix of uses, scale and height, massing, appearance and materials. The new dwelling was proposed to be sited alongside existing buildings and partially shielded from wider public views by the surrounding existing built form, and vegetation along the boundaries. En-plan were able to demonstarte through architectural visualisation that the new dwelling would indeed have no impact and would belnd into the landscpae. Access Policy STRAT10 of the CWACLP1 requires new development to ensure that additional traffic can be accommodated safely and satisfactorily within the existing highway network and that adequate level of car parking is provided. T5 of the CWACLP2 states that in all development proposals there should be safe provision for access to and from the site will be made for the appropriate level of parking including appropriate provision for electric charging vehicles. It is considered that any additional use generated by one dwelling would have a negligible impact upon the highway network. The site plan shows the use of existing agricultural access, and there is sufficient parking on hardstanding surrounding the existing buildings to accommodate any vehicles in connection with the dwellling and it is considered that the proposals would not result in any significant adverse impacts upon highway access and safety . Residential Amenity Policy SOC5 of the CWACLP (Part One) states that development that gives rise to significant adverse impacts on health and quality of life (e.g. soil, noise, water, air or light pollution, and land instability, etc.) including residential amenity, will not be allowed. New development should not have a significantly detrimental effect on the amenities of people living nearby by reason of overshadowing, overlooking, visual impact, noise and disturbance, odour or in any other material way. One neighbouring resident has raised concerns about overlooking from the temporary dwelling onto their property. Consideration has been given to the distance between the proposed temporary dwelling, the position of windows and boundary treatment. Through the provision of digital mapping En-Plan were able to pimpoint that there is existing solid boundary fence treatment approximately 1.80m high, between the boundary of the application site and the neighbouring property. The temporary dwelling is single storey only and would not overlook private amenity space. CONCLUSION The Council concluded that as a result of the total number of animals within the hers and related animal husbandry needs with specific regards to lambing, and calving and established functional need has been demonstrated to justify a temporary dwelling to serve the holding in order to establish the business. The proposal would provide economic benefit to the area in supporting an existing rural enterprise by providing a temporary dwelling that services the functional need of the business Whilst the proposed temporary dwelling would not be complementary to the overall rural character of the area, it would be for a limited temporary period ensuring that the visual amenity of this area is protected. We feel this application demonstrates our ability in rural planning matters and we are more than hapy to discuss any similar projects you have that we could assist on.

En-plan have been busiy using our Planning Consultancy and Architectural Design Servic e to gain Listed Building Consen t in the historic town of Shrewsbury. Two of our projcts have involved properties in the Frankwell area which is a historic and vibrant area of Shrewsbury , located just across the River Severn from the town center. Known for its mix of old-world charm and modern conveniences , it has a unique character shaped by its past as a trading and merchant district. Originally, Frankwell was a separate settlement outside Shrewsbury’s town walls. Over time, it became part of the town and developed into a hub for merchants and traders due to its riverside location. Today, it retains much of its historic charm while embracing modern development. Fistly we were employed by the owners of 3 New Street Application Number: 23/04227/FUL whihc proposed the Change of use of the former Post Office to a dwelling. This planning application was accompanied by a concurrent application for listed building consent application (23/04228/LBC) . Numbers 3 and 4 New Street in Frankwell, Shrewsbury. The site comprises a grade 2 listed building situated within Shrewsbury Town Centre Conservation centre . Residential development of this site is acceptable in principle as it accords with Core Strategy Policy CS2 that identifies Shrewsbury as the main focus for all new residential development. The proposal is situated within Shrewsbury Conservation Area and affects a listed building and has the potential to impact on these heritage assets The proposal therefore was considered against Shropshire Council policies MD2, MD13, CS6 and CS17 and with national policies and guidance including section 16 of the National Planning Policy Framework (NPPF) . Special regard has to be given to the desirability of preserving the listed building or its setting or any features of special architectural or historic interest which it possesses and preserving or enhancing the character and appearance of the Conservation area as required by section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 . It was considered that the proposed change of use to a dwelling will secure a viable new use for the building helping to ensure its long term maintenance and preservation. The proposed minor external alterations that will enable conversion of the building to a dwelling would have no adverse impact on the character and appearance of the building, the street scene and Shrewsbury Conservation area. The floor area proposed meets the nationally described space standards and the proposed internal layout will provide a satisfactory standard of living accommodation for future residents. A small amount of private outside amenity space will be provided to the rear and this is considered acceptable in this close to town centre location with the Quarry Park and other facilities and services available and readily accessible on foot. No parking provision for residents will be provided and this is also considered acceptable in this town centre location close to all services and facilities and public transport. The Council deemed there was no impact upon highways and access in the locality. With the above in mind the proposed conversion to a dwelling is acceptable in principle in this sustainable location within Shrewsbury Town Centre and will secure a viable new use for the building helping to ensure its long term maintenance and preservation. The second proeprty we were involved in was number 4 New Street where we applied for Alterations to existing rear extension, internal improvements, and new boundary treatment and pergola You will be able to see from the pictures below how we have gained approval to re-roof the eixtsing poorly constructed rear extension and replace the timber shed wih a new decking area and pergola that will raise the quality of the rear curtilage area and create a tranquil space in the rear garden. The poorly constructed rear extension. The approved scheme to re-roof the existing extension. The timber shed occupying the agrden area at present. The approved pergola and decking that will create a new tranquil space for residents. Moving into a different area of Shrewsbury we submitted two planning applications at Number 2 Servern Street in the Castlefields area of the town, and these are as folllows: Erection of new railings and gate and close boarded fencing to the rear 2 Severn Street Shrewsbury Shropshire SY1 2JA Ref. No: 23/03289/LBC | Validated: Mon 07 Aug 2023 | Status: Granted Internal re-configuration and new timber framed windows and door. Installation of decking and pergola to rear (amended). 2 Severn Street Shrewsbury Shropshire SY1 2JA Ref. No: 23/01284/LBC | Validated: Thu 30 Mar 2023 | Status: Granted Number 2 Severn Street in Castlefields, Shrewsbury. 2 Severn Street itself is a Listed Building two-storey dwelling located within Castlefields, Shrewsbury. The property is a westerly most dwelling unit of the original mid-19th Century row of houses making up this very long Grade II listed building row, where these form a flanking range to the former weaving factory and flax warehouse for the Grade I listed Ditherington flax mill complex located to the north on Spring Gardens. The building row is quite prominent within the street scene given its positioning, length and attractive historic appearance, where this area comprises the Castlefields and Spring Gardens Special Character Area within the larger Shrewsbury Conservation Area. Each of the 16 units making up the original historic row feature small front garden amenity areas bounded in the main by low brick walls running along the highway which is characteristic of Severn Street and other streets within this neighbourhood. The site is surrounded by neighbouring properties to the north, southeast and south west elevations of the site. En-Plan were able to demonstrate through the digital mapping and the submitted heritage statement that the proposals would enhance and protect the character and setting of the heritage asset and planning pemrission was subsequently granted.

En-Plan have been working with the owners of a new holiday home in the Keromnes area of Brittany in France. The original building was merely a shell and we have worked with the owners on this property developmen t to ensure they achieve the end result they want. Keromnes itself is located in Plougonven , within the Arrondissement of Morlaix and is small hamlet characterized by traditional Breton rural architecture and scenic landscapes. Nearby Attractions : Close to the Menhir de Créac'h Edern , an ancient standing stone, and the Église Saint-Eutrope de Saint-Eutrope , a historic church. Aerial view fo the holiday home in its rural setting. Architectural Visualisation of the completed holiday home. Nightime scene showing the holiday home and adjoining properties. En-plan employed our in house architectural servcies to assist in a 3-d architectural visualisation of the development to show both internal and external finish so the onwers could see exactly how the proposal woudl look and function in terms of internal circulation and bedroom layout at first floor. En-plan also had to ensure that the final look respected the traditonal Breton architecture prelvelat in the area. Breton architecture is a distinctive blend of medieval, Gothic, and vernacular styles influenced by the region’s coastal geography, Celtic heritage, and historical ties to both France and Britain. It is characterized by rugged materials, steeply pitched roofs, and decorative elements that reflect local traditions. Things to consider when developing property in France Developing property in France comes with specific legal, financial, and logistical considerations. Here are the key things to keep in mind: 1. Legal & Regulatory Considerations Zoning & Planning Permissions : Check the local Plan Local d’Urbanisme (PLU)  for zoning laws. Building Permits : You may need a Permis de Construire  (building permit) for major developments or a Déclaration Préalable  for minor works. Architect Requirement : If the property is over 150m², a registered architect must be involved. Historic & Protected Areas : Developments in areas with heritage status ( Bâtiments de France ) have additional restrictions. Ten-Year Warranty (Garantie Décennale) : Builders must provide a 10-year warranty on structural work. 2. Financial Aspects Taxes : Expect VAT (20% on new builds), capital gains tax on resale, and Taxe d’Aménagement . Financing : French banks may have strict lending criteria for non-residents. Notary Fees : Typically 7–8% of the purchase price for older properties and around 2–3% for new builds. 3. Construction & Project Management Local Contractors : Ensure builders are insured and reputable. French Construction Standards : Must comply with RT 2012  or RE 2020  for energy efficiency. Delays & Bureaucracy : Expect slow administrative processes—factor in extra time for approvals. 4. Cultural & Language Barriers Contracts in French : Legal documents will be in French—consider a translator or bilingual lawyer. French Work Culture : Builders and officials may work at a slower pace than in other countries. 5. Exit Strategy & Market Conditions Resale Restrictions : Some areas have limits on short-term rentals ( Airbnb regulations ). Market Trends : Research local demand, resale potential, and rental yields. Further information Pleaee fell free to contact us if you woudl like to discuss any development projects you have or any specific concerns with a devlopmemt you may be thinking of in France. We know our Planning Consultancy can assist you with any questions you may have.

En-Plan have obtained planning consent for a mixed use resindetial and retail development in the High Street at Oakengates - Application Reference: TWC/2015/003 Picture of the finished mixed use development in Oakenghates. Picture of the revamped shop frontages that formed part of the development at 58 Market Street. PROPOSAL This is a full planning applicatio n for the change of use of the first and second floors of Nos. 54 to 62 Market Street from a business and storage use (Use Classes B1 and B8) to four Houses of Multiple Occupation (HMO – Use Class C4) comprising of two three-bedroom HMOs and two Four-bedroom HMOs.  The proposal also includes the subdivision of the rear of the property to provide two additional retail units (Use Class A1).   The subdivision of the existing retail units would result in a total of six retail units being provided at ground floor level with two being accessed directly from the rear of the property.   The first floor would provide three of the HMOs with the fourth being provided within the roofspace at second floor level.  No additional windows would be provided within the front or rear facing elevations however rooflights would be added to the front and back of the property and some additional side facing windows would be inserted.   The existing two-storey flat roof rear extension would be extended, rendered and treated with timber cladding in order to improve its visual appearance.   SITE AND SURROUNDINGS The application site consists of a number of attached properties that are located at the Eastern end of the Oakengates District Centre.  The properties front onto Market Street and back onto a road that serves the rear of the properties along Market Street and a car park that is situated to the South West.  Uxacona Way runs to the North West of the site and the A442 (Queensway) is located beyond that at an elevated level from the application site.   The ground floor is currently occupied by a number of retail units and the submitted floorplans show that the first and second floors are currently vacant.   SUMMARISED CONSULTATIONS Standard consultation responses   Oakengates Town Counci l:  No Objection but with concern over the red lined area, which appears to encroach onto land owned by Telford and Wrekin Council.   Environmental Services (Highways):  No objection.     Public Protection (Pollution Control):  No objection subject to Conditions.   Shropshire Fire Service :  Request that an Informative be added to the Decision Notice.   Shropshire Council (Policy and Environment Sustainability Group):  No comment.   Neighbour consultation responses No representations have been received. dwellings.     RELEVANT HISTORY TWC/2014/0851: Application for prior approval for the change of use from Use Class B1 to Use Class C3.  Withdrawn.   TWC/2014/0927: Application for prior approval for the change of use of the ground floor from Use Class A1 to Use Class C3.  Withdrawn.   Applications TWC/2014/0851 and 0927 were withdrawn as they did not satisfy the requirements of the prior approval process.   TWC/2014/0438: Subdivision of retail unit to 4no. units and alterations to shop fronts with change of use from retail (Use class A1) to mixed use retail and professional services (Use class A1 & A2) (Retrospective): Approved 11/07/2014.   PE/2014/1346: Conversion of first-floor of existing properties and erection of a three-storey rear extension to provide HMOs and retail units. Confirmation was given that the proposed mix of uses was broadly acceptable however concern was raised regarding the size of the proposed three-storey rear extension.   RELEVANT POLICIES National Planning Policy Framework (NPPF)   Core Strategy: CS2:   Jobs CS3:   Telford CS5:   District and Local Centres CS9:   Accessibility and Social Inclusion CS10: Community Facilities CS15: Urban Design   Wrekin Local Plan : S1:     Service Centre Hierarchy S17:   Oakengates Secondary Zone UD2:   Design Criteria   PLANNING CONSIDERATIONS The principle of development Design and appearance Residential amenity Highways matters Other considerations   The Principle of Development Policy CS3 relates to development in Telford.  This states that Telford will accommodate the majority of new homes, jobs and services.  The application site is located within Telford and so the principle of the development of the site would accord with the aims of Policy CS3.    The application site is also located within the Secondary zone of the Oakengates District Centre as designated in the Wrekin Local Plan.  The Local Plan states that this centre performs an important local role providing shopping and a range of services.  A flexible approach is set out within Policy S17 which relates to the Secondary Zone which allows for non-retail uses that would lead to an improvement in the centre’s trading position.  This specifically states that housing, including hostels and hotels will be permitted subject to their size, design and the overall impact on the environmental capacity of the centre.    The NPPF (Section 2: Ensuring the vitality of town centres) states that Local Planning Authorities should recognise that residential development can play an important role in ensuring the vitality of centres.   It is considered that the proposed mix of uses, retail at ground floor and residential at first floor, is acceptable in principle within this District Centre subject to detailed consideration relating to design and appearance, residential amenity, highways matters and other relevant material planning considerations. Design and appearance Policy CS15 of the Core Strategy states that the design of development will assist in creating and sustaining safe places, strengthening local identity and projecting a positive local image.  Saved Local Plan Policy UD2 provides more detailed design guidance and states that in considering whether or not a development proposal is of an appropriate design quality, and relates positively to is context, the Council will assess it in relation to its scale, massing, form, density, orientation and layout, proportions, materials, landscape elements, access and spatial quality.   A number of urban design principles are set out against which applications will be assessed.   At the pre-application stage the applicant proposed to replace the existing two-storey flat-roof extension with a three-storey extension.  Concern was expressed about the bulk and appearance of the development and the impact that it would have on the appearance of Market Street.  The proposal has since been scaled back with the applicant proposing to render and clad the existing rear extension which would result in a significant improvement in the appearance of this part of the building.   The proposed change of use and subdivision of the existing retail units would result in minimal alterations to the external of the appearance with the most significant change being the introduction of rooflights to provide light for the second floor accommodation.    It is considered that given the design and external appearance of the proposed development is acceptable and that it would not result in a detrimental impact on the character and appearance of the application properties or the wider streetscene. Presentation elevation of gthe approved developemnt that shows the revamp of the entire front elevation. Aerial view fo the apporved mixed use development. Residential Amenity As stated above the NPPF recognises that residential development can play an important role in ensuring the vitality of centres.  The NPPF also states that a good standard of amenity for all existing and future occupants of land and buildings should be sought.  At the pre-application stage the applicant was encouraged to include a sitting out area for residents given the lack of easy access to public open space within the immediate area.  Whilst no such space has been provided as part of the development it is considered that it would be difficult to do so in this instance as the area to the rear of the site, which is the only space that could reasonably be used for such an area, is overlooked from the road and the footpath that runs along the Eastern boundary of the site.  As this property, and the neighbouring properties, is also likely to be serviced from the rear it is not considered that this would be an attractive area to use by residents and therefore the lack of amenity space is not considered to be a justifiable reason to refuse the application.    During the course of the application further information and some minor amendments were requested regarding the internal layout of the residential accommodation.  This information related to the access of bedrooms from communal staircases and confirmation that the accommodation satisfied the minimum requirements set out in the Local Standards for Houses in Multiple Occupation (February 2006).  This information has been submitted and the Council’s Well Being and Public Protection Officer is satisfied with the proposal.     Highways Considerations. There is currently no car parking associated with the application properties and none is being provided as part of the application.  Whilst the introduction of residential accommodation has the potential to increase the demand for parking in the area the Council’s Highways Engineers have considered the proposal and due to the fact that this is a sustainable location and as there are public car parks in close proximity to the site they have not raised any objections to the application.  Other matters The Town Council representation made reference to the application site boundary including a section of land owned by the Council.  This was queried with the applicant and the Council’s Surveyors and it was confirmed that a small section of Council owned land had incorrectly been included within the application site boundary.  A revised plan was submitted removing this land from the application.   Conclusion It is considered that the principle of new residential and retail development within this District Centre location is acceptable.  The design and appearance of the proposed development, including the loft conversion , would have a positive impact on the character and appearance of the application properties and the wider streetscene.  Although there is no private amenity space for future occupiers it is considered that this is acceptable in this instance.  The site is located within a sustainable location and it would not result in a detrimental impact on highway safety.  As such it is considered that the application is acceptable.

The new home for the "Oasis Christian Fellowship" approved by Telford & Wrekin Council under application reference TWC/2018/0352. Change of use from dance studio (Use class D2) to place of worship (Use class D1) Unit B1, Stafford Park 15, Stafford Park, Telford, Shropshire, TF3 3BB Application Reference - TWC/2018/0352 THE PROPOSAL   1.1          This application seeks permission for change of use of an industrial unit with planning permission for Class Use D2 (dance studio) to a place of worship (Class Use D1) located within Stafford Park business park.   1.2          The application form confirms the opening hours will be 0800 hours to 1830 hours Monday to Saturday and 1100 hours to 1330 hours on Sundays/Bank Holidays. A total of 4 full time members of staff will be employed.    1.3          The proposed use would require a total of 7no. parking spaces for employees and customers, which would be provided within the car parks to the front and rear of the building.   2.0      Site and Surroundings    2.1      The planning application relates to an industrial unit within an overall site area of 600sqm. The unit is currently vacant and already has an implemented Class D use. The unit is one of many within Stafford Park business park, which is one of the Borough’s Strategic Employment Sites.   2.2      There is a large car park to the front and rear of the building for the generic use of visitors to this unit and surrounding units.    3.0      RELEVANT PLANNING HISTORY   3.1      W97/0584 Change of use to dance studio (D2) – Full Granted 11.09.1997   4.0      PLANNING POLICY CONTEXT   4.1      National Guidance: National Planning Policy Framework    4.2      Telford and Wrekin Local Plan (2011-2031) SP1    Telford SP4    Presumption in favour of sustainable development EC1    Strategic employment areas BE1    Design Criteria C3      Impact of development on highways COM1 Community Facilities   5.0      SUMMARY OF CONSULTATION RESPONSES Standard consultation responses   5.1      Hollinswood and Randlay Parish Council:  No comments received.   5.2      Highways: No objection.   5.3      Shropshire Fire Service:  Comment – include Fire authority informative             Neighbour Consultation   5.4      None received.   6.0      PLANNING CONSIDERATIONS   6.1      Having regard to the development plan and other material considerations, the primary issues raised within this planning application is the principle of the proposed use and highway considerations.    Principle of the proposed use   6.2      Stafford Business Park is one of the Borough’s Strategic Employment Areas. Policy EC1 of the Local Plan recognises the importance of the strategic employment areas throughout the borough and states they are expected to deliver B Use Classes. The industrial unit was granted permission for a D2 Use in 1997 and was implemented and the business has been running until recently. Therefore the B Use Class on this unit has been lost and the principle of a Class D use has already been established. The proposed Class D1 use is considered to provide adequate access to sustainable modes of transport and parking, have access to appropriate infrastructure, not to have an adverse impact upon adjacent land uses and does not represent an adverse impact on the character of the area. The site also represents previously developed land (PDL).  As such, even though there is some policy conflict with Policy EC1, the existing and established Class D2 use on the unit is a material consideration, as it represents a fall-back position as the unit can continue as a Class D2 use regardless of Policy EC1.   6.3      Although a church with ancillary counselling service would not normally be considered an employment use this proposal does provide employment in the form of 4new jobs, as stated in the description above.   6.4      On the basis of these points it is considered that the principle of use can be accepted.             Highway Considerations   6.5      This unit is served by a large car park to the front and rear of the premises, which the applicant has confirmed is not used to capacity and has been provided for generic use by the other industrial units. The Highways Officer has no objection to the proposed use of the existing parking spaces as the nature of the proposed business will amount to a maximum of 7no. parking spaces being used at any one time for employees and visitors to the one-to-one counselling service. When the main church service is held on Sundays the car park will be mostly empty, as the other industrial units are likely to be shut, and therefore attendees will be able to park freely in the generic car park. A private bus service will be provided for people attending the church services on Sundays. On the basis of these points the impact upon the highway network of the proposed change of use is considered acceptable in terms of policy C3 of the Local Plan.             Other matters       6.6      Policy COM1 refers to enhancing community facilities and the proposal would be compliant with this policy.   6.7      As there are no proposed external alterations to the building it is considered there would be no significant impact upon the visual appearance of the building.    7.0      CONCLUSIONS   7.1      The proposed use is sustainably located with easy access to public transport and ample parking available and within close walking distance. There will be no adverse impact on the character of the building or area and the industrial unit has an established Class D Use, which is a material consideration in determining this application.  T he proposal is therefore compliant with policies contained within the Telford & Wrekin Local Plan (2011-2031) and the NPPF.

En-Plan, a distinguished planning and architectural consultancy based in the West Midlands, has been instrumental in transforming properties across Solihull through their comprehensive and multifaceted approach to planning applications. By integrating various types of planning applications, En-Plan ensures that each redevelopment project not only meets regulatory standards but also aligns with the unique aspirations of their clients. en-plan.co.uk Understanding the Planning Application Spectrum The realm of planning applications encompasses a diverse array of submissions, each tailored to specific development needs: Full Planning Applications : These are comprehensive proposals detailing all aspects of a development, from design to landscaping. They are essential for significant projects like new builds or extensive property modifications. Outline Planning Applications : Aimed at establishing the fundamental principles of a development without delving into intricate details, these applications are typically used to gauge the feasibility of larger projects. Reserved Matters Applications : Following an approved outline application, this submission addresses specific details such as layout, scale, and appearance. Listed Building Consent : Required for any alterations to structures recognized for their historical or architectural significance, ensuring that modifications preserve the building's heritage. Certificates of Lawfulness : These certificates ascertain the legality of existing or proposed developments, providing clarity on whether planning permission is necessary. Prior Notifications : For certain developments, especially those permitted under specific regulations, developers must notify the local authority before commencing work. En-Plan's Holistic Approach to Property Redevelopment En-Plan's strategy is characterized by a seamless integration of the aforementioned applications, ensuring that every facet of a redevelopment project is meticulously planned and executed: Initial Planning Appraisal : The journey begins with a comprehensive assessment of the site's physical attributes and the pertinent planning policies. This appraisal lays the groundwork for informed decision-making. Strategic Application Selection : Based on the appraisal, En-Plan determines the most appropriate combination of applications. For instance, a project involving a historic structure might necessitate both a full planning application and listed building consent. Collaborative Engagement : Maintaining robust relationships with local authorities, including Solihull Council, En-Plan ensures that all applications align with regional planning policies and benefit from collaborative insights. Comprehensive Documentation : Each application is supported by detailed drawings, technical specifications, and design statements, ensuring clarity and compliance. Adaptive Project Management : En-Plan remains agile, adapting to evolving regulations and feedback, ensuring that the redevelopment progresses smoothly from inception to completion. Case Study: Solihull Redevelopment A notable example of En-Plan's expertise is the redevelopment of a property on Yoxall Road in Solihull. The project entailed the extension of the property utilising a Certiifcate of Lawfulness Application to ensure consent for the new hip to gable loft conversion and the conversion fo the garage to a new bedroom. Fom here En-Plan gained apporval for a first floor side extension above the agarge for a new bedroom here and then progressed to a new rear extension to gain apporval for a four metre rear extension. This package of applications will allow this property development to deliver the amximum amount of bedrooms with the minimum amount of control that the Planning Authorit y can exert over the development. Approved hip to gable loft conversion in Solihull. Existing Floorplans Approved first floor side extension in Solihull Navigating the Solihull Planning Landscape Solihull Council provides a structured framework for planning and building control applications: Application Submission : Developers can submit applications through the council's online portal, ensuring transparency and accessibility. solihull.gov.uk Public Engagement : The council encourages community involvement, allowing residents to comment on proposed developments, fostering a participatory planning environment. Decision-Making Process : Applications are evaluated against local planning policies, with decisions made within stipulated timelines, although high volumes can lead to delays. En-Plan's Commitment to Excellence En-Plan's dedication to delivering exceptional planning and architectural services is evident in their client-centric approach: Tailored Solutions : Recognizing that each project is unique, En-Plan crafts bespoke strategies that align with the client's vision and regulatory frameworks. Sustainable Practices : Emphasizing environmental responsibility, En-Plan integrates sustainable design principles, ensuring that developments are both innovative and eco-friendly. Continuous Improvement : Staying abreast of industry trends and legislative changes, En-Plan ensures that their practices reflect the latest standards and best practices. Conclusion Through the adept combination of various planning applications, En-Plan exemplifies how a holistic and informed approach can lead to successful property redevelopments in Solihull. Their meticulous planning, collaborative ethos, and unwavering commitment to excellence ensure that each project not only meets but often exceeds expectations, contributing positively to the region's architectural landscape.

Thelocation map showing the position of the new forestry access in Rhandirmwyn. En-Plan have been working with the owners of a new forestry site to submit a planninng application to obtain a new access point. Introduction   Cefn Ystrad Ffin forest is situated on the slopes to the North-East of Rhandirmwyn village in the upper reaches of the Tywi Valley.    The local area is characterised as the Tywi Valley Historic Landscape, a distinct area well defined by conifer plantations, enclosed grazing and higher elevation semi-enclosed land. The Tywi Valley Historic Landscape  is a region in Wales known for its rich cultural heritage, stunning scenery, and historical significance. Located in Carmarthenshire , the valley follows the course of the River Tywi , Wales' longest river, which flows from its source in the Cambrian Mountains to Carmarthen Bay. Key Features of the Tywi Valley Historic Landscape: 1. Castles and Historic Sites Dinefwr Castle  – A spectacular medieval ruin with connections to the Welsh princes of Deheubarth. Carreg Cennen Castle  – A dramatic hilltop fortress offering stunning views. Llandeilo & Llandovery  – Historic market towns with medieval connections. Paxton’s Tower  – A folly overlooking the valley, built in honor of Lord Nelson. 2. Natural Beauty The River Tywi  itself is known for its meandering course, fertile floodplains, and woodlands. Dinefwr Park  – A National Trust site featuring ancient deer parkland. Brechfa Forest  – A popular spot for walking, cycling, and wildlife watching. 3. Agricultural & Cultural Heritage The valley has been an important agricultural area for centuries, with traditional Welsh farms and historic estates. Rich in myths and legends, particularly connected to the Welsh princes and medieval conflicts. 4. Industrial and Transport History The valley played a role in early industrial transport, with historical railways and canals supporting local industries.   Forest Management Access   The access to the forest is currently via an entrance direct to the public highway, to the North-West of the village, and onward shared infrastructure into the forest.   All timber haulage from the forest heads South through Rhandirmwyn towards Llandovery.   The majority of timber crops to the immediate East of the village cannot be reached from the internal forest roads due to steep slopes and challenging terrain.   These crops are ready for harvest with some areas a priority due to infection of larch crops by Phytophthora ramorum  and endemic storm damage in other crops.   Proposal The proposal is to construct a new forest access with direct connection to the public highway to the South of the village.  This would bring the area into management and enable harvesting, replanting and maintenance operations on the current inaccessible slopes.   Background information   As the forest is situated adjacent to the village, consultation with the Llanfair-ar-y-Bryn Community Council and the Rhandirmwyn & District Community Association was initiated on the 28th November 2022 to provide information on the new access requirements.   The venue for the meeting was kindly provided by the Elidyr Communities Trust by invite of Dai Sibbons, CEO & Principal. The Planning Process The applicatio itself was submitted to Camarthershire Council who after cosultation with their highways engineers granted approval suject to the followig conditions: Any permission that the Planning Authority may give should include the following condition(s); Condition(s): 1. Prior to its use by vehicular traffic, the new access shall be laid out and constructed strictly in accordance with the Proposed Access Plan (A 02, Dated: 01/08/2024). 2. Any access gates shall be set back a minimum distance of 18.0 metres from the highway boundary and shall open inwards into the site only. 3. Notwithstanding the details shown on the plans herewith approved, the gradient of the vehicular access serving the development shall not exceed 1 in 10 for the first 10.0 metres from the edge of the carriageway. 4. Prior to any use of the access by vehicular traffic, a visibility splay of 2.4 metres x 120 metres shall be formed and thereafter retained in perpetuity, either side of the centre line of the access in relation to the nearer edge of carriageway. In particular there shall at no time be any obstruction above 0.9 metres within this splay area. 5. The access and visibility splays required, shall be wholly provided prior to any part of the development being brought into use, and thereafter shall be retained unobstructed in perpetuity. In particular, no part of the access or visibility splays, is to be obstructed by non-motorised vehicles. 6. All surface water from the development herewith approved shall be trapped and disposed of so as to ensure that it does not flow on to any part of the public highway. 7. No surface water from the development herewith approved shall be disposed of, or connected into, existing highway surface water drains. 8. The access shall be hard surfaced in a bonded material for a minimum distance of 18.0 metres behind the highway boundary, prior to any part of the development approved herewith being brought into use and thereafter maintained in perpetuity. 9. The development shall be related to right turn in / left turn out arrangement only. En-Plan were able to demotrate our skills in digital mapping and our knowledge in the area of highways and access that has allowed us to gain approval for this important development that will secure local jobs and the ongoing forestry business.

The Barn Conversion that En-Plan secured permission for is nearing completion. More pictures of the finished article to follow Barn Conversion nearing completion. Assessment This application seeks full planning permission to change the use and convert a former agricultural timber clad and rendered barn into a residential dwelling. The works were previously granted under application 2013.1410/F but this proposal includes additional ground and first floor accommodation and garaging and storage provided in a new ancillary building. The dwelling would comprise of living accommodation and one bedroom at ground floor level, with two bedrooms and an en-suite bathrooms at first floor level. The proposed dwelling would be served via a new access off Bucks Lane. Open countryside lies to the north, east and west of the site with an existing wood yard to the south. This application is assessed against the principles of Policies JC1, JC2 and JC3 of the Joint Core Strategy (JCS) and saved Polices ENVS, ENV9, ENV14, ENV15 and ENV21, HOU10, TRA19, IMP2, IMPS and IMP9 of the South Norfolk Local Plan (SNLP) and the National Planning Policy Framework (NPPF). These policies seek to ensure that development protects the character and appearance of the rural building and the wider landscape, safeguards highway safety and will not result in harm to the residential amenities of the neighbouring occupier and protected species. The assessment of this application gives due weight to the saved policies in the South Norfolk Local Plan referred to above, because those policies remain consistent/part consistent with the published National Planning Policy Framework. Principle of development Whilst the site is located outside the adopted Development Limits, Policy HOU 10 of the South Norfolk Local Plan permits the conversion of existing buildings in the countryside to dwellings in principle, subject to satisfying a range of other policy criteria. Therefore, the principle of the conversion of this barn to a dwelling accords with adopted policy subject to all other considerations. Design, character and appearance The building is structurally sound, in a good state of repair and would not require significant extension to facilitate its conversion to a dwelling. In terms of its design, the scheme utilises the footprint of the existing building, albeit providing a first floor internally, with the number of new openings kept to a minimum and the use of conservation style roof lights. These measures would help to retain the external appearance and character of the original barn, particularly from the principle aspect from Bucks Lane. As such, it is considered that the scheme would accord with Policy 2 of the JCS and Policy HOU10 of the South Norfolk Local Plan. Highway safety The existing access off Bucks Lane will be utilised and upgraded, with onsite parking and turning provided. Subject to the imposition of the aforementioned conditions, no objection has been raised by the Highways Authority and it is considered that the scheme would adequately protect highway safety in accordance with Policies IMPS and TRA 19. Residential amenity Due to the orientation of the building and the distance of separation from neighbouring properties, there would be no loss of privacy or detrimental impacts on the residential amenities of any neighbouring properties within the vicinity of the site. As such, it is considered that the scheme would accord with Policy IMP9 of the SNLP. Biodiversity The Ecological Report has been assessed by the ecologist who has confirmed that whilst evidence of bats has been identified, the report adequately deals with the issues concerned and that an EPS licence is likely to be granted for the development. As such, no objection has been raised subject to the imposition of conditions in respect of controlling any external lighting and carrying out the development is accordance with the Ecological Assessment recommendations. For those reasons set out above, I consider that the development accords with the principles of those policies set out above and the application should be approved. 2023/0466 | Extensions to main unit and detached outbuilding Assessment The extensions are acceptable in principle under Policy DM3.6. As such the main considerations are design and impact upon residential amenity.   Policy 16 of the NPPF and Policy DM4.10 of the SNLP requires Local Planning Authorities to assess the impact of any development on the significance of heritage assets and Sections 16 and S66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that local planning authorities must have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. This application involves development within the wider setting of a grade II and II* listed buildings (the old post office and stores to the southwest and the Church of St Botolph to the northwest).   With reference to design the scale, form, choice of materials and overall design details are all considered appropriate and are in keeping with the existing dwelling. Regarding the dwelling alterations, the northern side extension continues the existing form of the single-storey element and fenestration details are consistent with existing. The western extension also follows the form of a traditional lean-to extension with matching materials. Regarding the small extension to the outbuilding, this also follows a simple lean-to form with matching materials. The extensions are visible across the wider open views which include listed buildings, however, given the traditional and consistent approach, the extensions are not considered to adversely impact the character and appearance of the barn which continues to clearly appear to be the buildings’ original purpose or the wider area / surrounding heritage assets. I have discussed the proposal with the Senior Design and Heritage Officer who agrees there is no significant adverse impact. As such, it is considered that the proposal would accord with Policy 16 of the NPPF, Policy DM3.8 and DM4.10 of the SNLP and Sections 16 and S66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.   With regards to impact upon residential amenity, there is not considered to be an adverse impact on privacy, daylight, direct sunlight, or outlook by virtue of the siting of the proposed alteration and distance of this to the nearest neighbouring residential property. Thus, the proposal accords with Policy DM3.13.    The extensions are not considered to impact parking and turning facilities considering their location and purpose. Thus, the site continues to accord with Policy DM3.12.   Other Considerations This application has been assessed against the conservation objectives for the protected habitats of the River Wensum Special Area of Conservation and the Broads Special Area of Conservation and Ramsar site concerning nutrient pollution in accordance with the Conservation of Species and Habitats Regulations 2017 (as amended) (Habitats Regulations). The Habitat Regulations require Local Planning Authorities to ensure that new development does not cause adverse impacts to the integrity of protected habitats such as the River Wensum or the Broads prior to granting planning permission. The proposal relates to an existing residential unit and will not increase the number of dwellings. Using the average occupancy rate of 2.4 people, the proposal is unlikely to lead to a significant effect as it would not involve a net increase in population in the catchment and is not considered a high water use development. This application has been screened, using a precautionary approach, as is not likely to have a significant effect on the conservation objectives either alone or in combination with other projects and there is no requirement for additional information to be submitted to further assess the effects. The application can, with regards nutrient neutrality, be safely determined with regards the Conservation of Species Habitats Regulations 2017 (as amended).   Under Section 143 of the Localism Act the council is required to consider the impact on local finances. This can be a material consideration but in the instance of this application the other material planning considerations detailed above are of greater significance.   This application is liable for the Community Infrastructure Levy (CIL) under the Regulations, however, Cabinet resolved on 7/12/2015 to no longer apply CIL to domestic extensions.   Conclusion It is considered that the design is in keeping with the property and that the proposal will not have an adverse impact on the wider open countryside and heritage assets or the amenity of either the immediate neighbours or the wider area. As such the proposal accords with the criteria set out within policies DM3.6, DM3.8, DM3.12, DM3.13 and DM4.10 of the Local Plan, Policy 1 and 2 of the Joint Core Strategy and Sections 16 and S66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Application under Section 73a of the Town and Country Planning Act 1990 for loft conversion with dormers and single storey side and rear extensions. 27 Canon Street is a detached Victorian property within the Cherry Orchard Special Character Area of the Shrewsbury Conservation Area. The property is of red brick and slate construction and is covered by an Article 4(2) Direction along with the rest of Canon Street and the majority of Cherry Orchard. This removes permitted development rights for various forms of development including alterations to windows on elevations fronting a highway. Cherry Orchard is a notable conservation area situated in Shrewsbury, Shropshire, England. Renowned for its striking Victorian architecture and quintessential character, the area has been designated for its special architectural and historic interest, with efforts focused on preserving and enhancing its unique charm. The conservation area encompasses a variety of historic buildings, including mid-19th-century red brick terraces like those found on New Street. These structures have largely retained their original features, contributing significantly to the area's historic ambiance. In addition to its architectural heritage, Cherry Orchard offers access to natural spaces such as the Castle Walk Countryside Site. This area provides scenic paths along the River Severn, connecting Cherry Orchard to neighboring districts like Castlefields via the Castle Walk footbridge. To maintain the area's historic integrity, certain properties within Cherry Orchard are subject to Article 4 directions. These regulations restrict specific developments and alterations, ensuring that changes align with the conservation objectives and preserve the area's distinctive character. Overall, Cherry Orchard stands as a testament to Shrewsbury's rich architectural and cultural heritage, offering both residents and visitors a glimpse into the town's historic past. Alterations to residential properties in the Conservatioj Area are acceptable in principle providing they meet the relevant criteria of Shropshire Core Strategy Policy CS6: Sustainable Design and Development Principles. This policy states that development should be of high quality, appropriate in pattern and design taking account of local context and character, and should also safeguard residential and local amenity. As the application site is within a designated Conservation Area, and covered by an Article 4(2) Direction, proposals also need to meet core strategy policy CS17 and SAMDev policies MD2 and MD13 in order to protect, enhance or restore Shropshire’s heritage assets and avoid harm to their significance and setting. In legislative terms, under Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 the local authority has a general duty with regard to Conservation Areas in the exercise of planning functions where ‘special’ attention shall be paid to the desirability of preserving or enhancing the character and appearance of the Conservation Area. The National Planning Policy Framework requires proposals affecting heritage assets to have regard to any harm caused to their significance. Where a proposal would lead to less than substantial harm to the asset, this harm should be weighed against the public benefits of it, including securing its optimum viable use. The NPPF also sets out that great weight should be given to the conservation of heritage assets including conservation areas. The extensions would be sited at the rear of the dwelling, having no impact on the character and appearance of the street scene. SC Conservation raise no objection to the proposal. On the basis of the above, the proposal is not considered to adversely impact visual amenities of the locality and would not result in harm to the character and appearance of the Conservation Area. Loft conversion with dormer - Amendments are noted to reduce the size of the previously L-shaped dormer and only include the box dormer on the rear roof slope, as recommended on the previous application. Although this feature is quite large it is located to the rear roof slope and matching materials are proposed, therefore there is no concern with the rear dormer window in terms of its impact on the character and appearance on the area as it would not be highly visible from the street. On this basis, the application would comply with Core Strategy Policies CS6 and CS17, as well as SAMDev Policies MD2 and MD13. Single storey side and rear extensions - There are no habitable windows in the side elevations of No 27 Canon Street. The extensions are single storey in nature and positioned to the rear of the dwelling. It is therefore considered that no harm will be caused to the neighbouring amenity and there will be no loss of light, privacy nor will they create an overbearing impact to the surrounding amenity. Loft conversion with dormer – The proposed dormer to the rear elevation has been reduced and is now one projecting box dormer, rather than the previously L-shaped dormer as originally proposed. It is considered to be more sympathetic and has addressed the previous imbalance where the original proposal was far more impactful. The materials are hanging slate that will match the existing roof tiles. The works were judged to be in scale and character with the original building and of no demonstrable harm in terms of visual impact. No significant harm is considered to arise to the neighbouring resident’s amenity and the application therefore accords with the principal determining criteria of the relevant development plan policies including CS6 and MD2 and approval was recommended subject to conditios.