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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 building regulations standards but also aligns with the unique aspirations of their clients. The original property at 131 Yoxall Road in Solihull prior to development. Understanding the Planning Application Spectrum The realm of planning applications encompasses a diverse array of submissions, each tailored to specific development needs. In terms of developing a property you can utilise a blend of permitted development rights as a householder and more formal planning applications to deliver a broad range of extensions from loft conversions to outbuilding and garages. The range of planning applications is as follows: 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 recognised 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. 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 Certificate of Lawfulness Application to ensure consent for the new hip to gable loft conversion and the conversion of the garage to a new bedroom. We also obtained approval to convert the property into a House in Multiple Occupation. From here En-Plan gained approval for a first floor side extension above the garage for a new bedroom here and then progressed to a new rear extension to gain approval for a four metre rear extension. Following on from this we added a Prior Approval Larger Home Extension at ground floor to extend the existing kitchen into the rear garden and allows residents more communal space in the future. This package of applications will allow this property development to deliver the maximum amount of bedrooms with the minimum amount of control that the Planning Authority can exert over the development. What this demonstrate is that it can be best to use a blend of planning applications to obtain the optimum development and as established Planning Consultants in Solihull we can assist you with finding the unique blend that works for you. Approved hip to gable loft conversion and garage conversion in Solihull. Existing Floor plans Existing elevations prior to development. Approved first floor side extension in Solihull Approved rear extension floor plans. Approved rear extension elevations. Navigating the Solihull Planning Landscape Solihull Council provides a structured framework for planning and building control applications. Developers can submit applications through the council's online portal, ensuring transparency and accessibility at solihull.gov.uk The council encourages community involvement, allowing residents to comment on proposed developments, fostering a participatory planning environment. 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. Recognising that each project is unique, En-Plan crafts bespoke strategies that align with the client's vision and regulatory frameworks. Emphasising environmental responsibility, En-Plan integrates sustainable design principles, ensuring that developments are both innovative and eco-friendly. Staying abreast of industry trends and legislative changes, En-Plan ensures that their practices reflect the latest standards and best practices, as well as the latest National and Local Planning Policy. 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.

En-Plan were approached by the owners of a property in the Cherry Orchard Conservation Area in Shrewsbury who had been incorrectly advised that they did not need planning permission for their loft conversion and dormer, and to avoid enforcement action. En-Plan were then appointed to apply for an Application under Section 73a of the Town and Country Planning Act 1990 for loft conversion with dormers and single storey side and rear extensions. The approved loft conversion and extensions at 27 Canon Street in Shrewsbury. 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 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. 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, and it is this that has triggered the need for a full planning application. In assessing the planning application Shropshire Council noted that alterations to residential properties in the Conservation 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. In this instance the use of architectural visualisation was paramount to demonstrate the suitability of the loft conversion and extensions, which we were able to achieve this. The Council noted that 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. With regard to the Loft conversion with dormer amendments were submitted 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. The approved full height dormer. The approved ground floor extension utilises a modern design and materials 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 was 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 conditions. We are extremely pleased with the result as it has saved a lot of time and expense for the owners who had partially built the project and demonstrated our Planning Consultancy skills in rescuing projects and allowing them to progress to completion.

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 planning 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 honour 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 application itself was submitted to Carmarthenshire Council who after consultation with their highways engineers granted approval subject to the following 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 demonstrate 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.

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 Introduction This is a full planning application 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 roof space at second floor level. 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 floor plans show that the first and second floors are currently vacant. In terms of consultation response to the planning application Oakengates Town Council has no Objection but with concern over the red lined area, which appears to encroach onto land owned by Telford and Wrekin Council. Shropshire Fire Service did request that an Informative be added to the Decision Notice with regard to fire safety but any Safety issues will be covered at the Building Regulations stage.. The Principle of Development Policy CS3 of the Wrekin Local Plan 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 Telford & 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 roof lights 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 street scene. The digital mapping and architectural visualisation formed an integral part of the submission that allowed the Council to reach this conclusion. Presentation elevation of the approved development that shows the revamp of the entire front elevation. Aerial view of the approved 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. The completed retail units at Market Street in Oakengates. 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 street scene. 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.

En-Plan were employed by The Telford Christian Fellowship to deliver a Change of use planning application from a 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 new home for the "Oasis Christian Fellowship" approved by Telford & Wrekin Council under application reference TWC/2018/0352. The full planning 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. The proposed opening hours will be 0800 hours to 1830 hours Monday to Saturday and 1100 hours to 1330 hours on Sundays/Bank Holidays. Telford Christian Fellowship were to employ a total of 4 full time members of staff. 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. 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. 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. Aerial view fo the commercial unit that will be the new home of the Telford Christian Fellowship. In terms of Planning Policy governing the proposal the National Planning Policy Framework as well as Telford & Wrekin Councils very own Planning Policy. Both of these documents look to protect economic vitality in established employment zones. Planning decisions should be made 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. The application site is located in Stafford Business Park which 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. The extensive architectural visualisation showing adjoining land uses and vacant units in the locality demonstrated how the proposal would not impact upon neighbours or economic vitality locally. The approved parking area to the fore of The Telford Chritian Fellowship. Although a church with ancillary counselling service would not normally be considered an employment use this proposal does provide employment in the form of 4 new jobs, as stated in the description above. On the basis of these points it is considered that the principle of use can be accepted. 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 and its impact upon highways and access issues in the locality. The Council concluded that 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. The proposal is therefore compliant with policies contained within the Telford & Wrekin Local Plan (2011-2031) and the NPPF. This is an excellent result and shows our expertise as Telford Planning Consultants.