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. INTRODUCTION 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 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 demonstrate through architectural visualisation that the new dwelling would indeed have no impact and would blend into the landscape. 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 dwelling 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 pinpoint 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 happy to discuss any similar projects you have that we could assist on.

En-plan have been busy using our Planning Consultancy and Architectural Design Service to gain Listed Building Consent in the historic town of Shrewsbury. Two of our projects 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 centre. 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. Firstly we were employed by the owners of 3 New Street Application Number: 23/04227/FUL which 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 property 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 existing poorly constructed rear extension and replace the timber shed with 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 garden 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 follows: 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, south-east 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 permission was subsequently granted.

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.

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.