Planning Permission & Application Case Studies - RTPI Consultants

We have a wide range of experience, at a variety of scales, in the the following sectors:

- residential
- commercial and industrial
- mixed use & retail
- leisure & hotels
- community & education
- historic buildings
- agricultural and equestrian
- Homes (self build, conversion, renovation or extension)


The projects below illustrate a range of specific complex planning issues which have provided significant challenges or where the LPA have either refused or informally initially opposed the scheme, rather than an exhaustive list of planning approvals, planning applications or planning appeals or for more simple planning projects. We have worked on, and obtained planning permission, for numerous schemes with a variety of consultants, and would be more than happy to provide a portfolio of relevant projects to your scheme.

This website can only be a snapshot to our experiences and capabilities. We welcome the opportunity to discuss your project with you to establish the benefits and added value that we can bring to it. Please contact us for more information and to assist with your project.

Planning Appeal for new build house on backland in Cheshire - Planning consultancy

Planning Approval, following appeal, for a New build house, backland development, South Manchester

Planning permission had been sought on the backland site, by other consultants, on three separate occasions, with two earlier planning appeals rejected.

The proposals sought to develop a single new build dwelling on garden land to the rear of numerous dwellings in a suburban setting. The refused planning application was subject to strong neighbour objections and was unanimously refused by the planning committee on several grounds including the living conditions of the neighbouring properties, especially in relation to the increased vehicular and pedestrian activity.

The subsequent grounds of appeal document methodically resolved each item of concern, specifically including third party additional material to support the issues and robustly justifying the proposals in planning policy and supplementary guidance terms.

The Local Planning Authority had also proposed, that should the appeal be allowed that several conditions be added, including the removal of permitted development rights. Our arguments, supported by the Planning Inspector concluded that these would not be “necessary or reasonable”.

NB. We often become successfully involved in projects which have either had previous refusals or the Planning Officers have provided negative pre-application feedback.
Planning Permission Approval in Altrincham Cheshire by RTPI Planning Consultants

Outline approval for 18 Dwellings outside of settlement boundary, Lancashire.

Our clients had sought to get the site allocated under the Local Plan for more than 30 years. The site had previously been considered unsuitable by the Planning Inspectorate.

Following a review of the site and history ourselves, we felt there was an opportunity to obtain planning approval and developed a strategy accordingly. Using our network of consultants we submitted a robust submission package which the Committee Members ultimately voted in favour for.

NB. Our Managing Director used to be employed by a regional House Builder and has submitted, and obtained approval, for hundreds of houses in different parts of the country.
NPPF Paragraph 55 Dwelling Approval

Planning Approval for NPFF Paragraph 55 Dwelling House in open countryside

Our client appointed us with respect to a carbon-neutral family home on a site located in open countryside, and as such was unacceptable in local planning policy terms. Previous applications, by another company, had been unsuccessful.

The National Planning Policy Framework (NPPF), however, makes an exception in special circumstances where designs are “truly outstanding or innovative”. The Planning Committee granted approval, commenting the house achieved a “... high standard of sustainable construction and innovative design”.

NB. We have also obtained approval for several more Paragraph 55 Homes in open countryside (and particularly where other consultants had failed).
Planning Permission Approval in Altrincham Cheshire by RTPI Planning Consultants

Certificate of Lawful Existing Use as a self contained dwelling, Stretford, Greater Manchester.

Our clients had obtained planning approval for a change of use of a garage into a Granny Annex.

During construction works the existing garage was demolished and the new building was constructed in a different location to the approved drawings, meaning in effect all works were unlawful and no planning approval existed. The building also didn't comply with several planning conditions including the limitation of the use a Granny Annex. We successfully argued, not only, for the retention of the unlawful building but to allow for the building to be allowed to continue to be a self contained dwelling.

NB. A robust justification with appropriate evidence is required to prove "on the balance of probabilities".
Planning Permission Approval in Altrincham Cheshire by RTPI Planning Consultants

Replacement dwelling in Macclesfield (Cheshire East) located within Green Belt and open countryside.

Our clients wanted to replace a small bungalow with a modern dwelling, however the restrictive Green Belt polices prevented more than an additional 10 - 15sq m.

Using various strategies, we obtained planning approval for a replacement dwelling in the Cheshire Green Belt at over 250% larger than the original house on the site.

NB. Hunter Planning Consultants have dealt with numerous replacement dwelling schemes, within open countryside, Green Belt and within the English and Welsh Planning Systems.
Planning Permission Approval in Altrincham Cheshire by RTPI Planning Consultants

Resubmission and Approval of previously refused application. Altrincham, Cheshire

The client sought to convert the existing building into a new house that could be used independently and sold as a family home.

We were appointed following an initial refusal and after a review of the existing application, we concluded that a negotiation and resubmission at the local level stood a greater chance of success than appealing.

We created a robust justification for the proposals and pre-application discussions resolved the previous refusal reasons which included highways and parking issues. The application was subsequently recommended for approval subject to a Section 106 agreement for a financial contribution to open space provision within the area.

We successfully argued for a removal of this requirement and the application was subsequently approved with no financial contribution requirement, saving our client several thousand pounds.

NB. Hunter Planning Consultants often obtain approval where sites have had previous refusals.
Remodelling and extensions to Arts & Crafts Manor House, Stafford

Extensions to large Period Arts & Crafts Manor House in open countryside, Stafford, Staffordshire

We were appointed to take a holistic view of the substantial detached property, located in open countryside which had received numerous extensions throughout its life. The property, dating back several hundred years, originally started life as a modest two storey cottage.

Several subsequent extensions had been added, ultimately creating a substantial  l-shaped property without considering how the house should work as a whole. The final proposals, in effect created a 83% increase in the original dwelling. This was far in excess of the 70% stated in planning policy, however we were able to justify the proposals and convince the LPA to approve the application within the statutory period.

NB. A detailed understanding of the local planning policies, robust justification and a high quality design are key to success.
Planning Permission Approval in Greater Manchester by RTPI Planning Consultants

Certificate of Lawful Existing Use, Bury, Greater Manchester.

The site had received planning approval in 1979 for over 140 apartments in several blocks. Research and analysis of the site suggested that various works had commenced at the time. A Certificate of Lawfulness application was submitted and was successful determined. Whilst there were several conditions on the original approval that required discharging, we successfully argued that these did not go "to the heart of the permission" and therefore did not prevent a lawful start on site.

RTPI Planning Consultants in Macclesfield Cheshire

Retrospective Change of Use of B8 Storage & Distribution building (c. 18,000 sq ft) to B2 (General Industrial), Macclesfield, Cheshire

Retrospective planning consent was sought for the change of use from a storage building into a part B8 part B2 industrial unit within a rural location in Cheshire.

A recommendation for refusal was proposed to Planning Committee, by the Planning Department due to perceived noise issues, having received strong objections from the Environmental Health Department and local residents. The Environmental Health Department required a significant and unviable scheme of noise mitigation. We successfully negotiated and persuaded the Committee that the application should be approved as the noise issues were not significantly different than could already be expected and were not significantly louder than the background noise and permission was granted accordingly.

NB. A good network of professionals can be called upon to assist with particular elements of a planning problem; in this case without a robust justification the scheme would have been refused.
Planning Appeal allowed in North East of England by RTPI Planning Consultants

Successful Planning Approval for 160 Bedroom Hotel Extension and subsequent Planning Appeal regarding onerous conditions

Outline Planning approval was granted, following protracted planning negotiations, for a substantial 160 bedroom extension to an existing hotel in the North East of England. Previous applications by others, for a lower number of bedrooms had been unsuccessful. Whilst approval was granted it was felt that a number of planning conditions were onerous (including placing restrictions on the site that had not been there before the planning approval and in relation to the protection of the adjoining Green Belt). The conditions also placed unnecessary control on the construction method of working as well as on the height of development. A written representation planning appeal was submitted which successfully argued each point and prevented substantial costs and limitations of the future reserved matters application and construction phase.

NB. A good, working knowledge, of case law, government guidance and the development process as a whole enables appropriate and efficient approvals.
Planning Consultancy Services in Manchester

Change of Use of detached building (c. 1,000 sq ft) to B1 (Office) outside of Town Centre boundary

Located outside of the designated Town Centre, a Sequential Test and Assessment was carried out justifying the change of use to a B1 use and illustrating that there were no available, suitable and viable premises within the Town Centre.

NB. Hunter Planning deal with many Change of Use applications, including to and from residential, different business use classes and from non-commercial to commercial uses etc..
Planning Permission Approval in Greater Manchester by RTPI Planning Consultants

Change of Use from Residential Dwelling to Commercial Training Centre, Altrincham, Cheshire

Following the expiration of a temporary approval, we secured a permanent planning approval for the change of use of a terraced house into a D1 training centre contrary to planning policies and with several objections to the proposals. Approvals also sought to amend the restrictive opening hours and other onerous conditions to the original approval

A residential development of 24 Apartments, Bury, Lancashire. Certificate of Lawfulness

Lawful Development of 24 apartments on Brownfield site.

A development of 24 apartments, originally forming part of a larger scheme approved in 1977. We managed to proved that the original scheme had been implemented and therefore this scheme was still able to be implemented. Minor amendments to update external appearance.

NB. Hunter Planning Consultants have obtained many approvals using the Certificate of Lawful Development process, particularly schemes which have been previously implemented (with the oldest being c. 40 years earlier).
Planning Permission Approval in Greater Manchester by RTPI Planning Consultants

Planning Approval of two storey side extension on corner plot following planning appeal refusal. Altrincham, Cheshire

Following two refused planning applications and an unsuccessful planning appeal, we were appointed to obtain planning approval for a substantial extension to a detached house on a corner plot. Corner plots are often very complex due to building lines and impact on the street scenes however, we managed to secure planning consent, from Trafford Council, at the first attempt, giving the client the required amount of accommodation and additional bedrooms desired.

Planning Permission for Speculative Development, Flintshire County Council

Successful Planning Appeal, Speculative Residential Development, Buckley, Flintshire, North Wales (Flintshire County Council).

A speculative residential development of 3 detached dwellings was proposed on a long thin site, fronting onto a main road, with a single storey dwelling to the front of the site and two 4 bed dwellings to the rear.

Following frustrated planning discussions, the planning application was recommended for refusal on several grounds including harming the character and the appearance of the area, failure to comply with supplementary planning guidance, overlooking distances, backland development and harming the amenity of neighbouring properties. In a carefully developed and robust argument, our case was put forward in relation to all of the above points, with the planning inspector agreeing with our interpretation of planning policies and crucially that they should not be rigidly applied. Planning Permission was granted at appeal.

Planning Approval granted in a Conservation Area of Liverpool by RTPI Planning Consultants

Approval for Extension to Flat, Conservation Area, Liverpool

Situated within a Conservation Area of Liverpool, our client owned a large detached Victorian property comprising 7 apartments. The refused scheme sought to reconfigure and substantially extend the property to create a new two bedroomed apartment.

The Planning Inspectorate agreed with our argument that the proposed works would not harm the living conditions or neighbouring occupiers, would not have an overbearing or dominant impact on the outlook of neighbouring properties, would not have an adverse affect on the residential amenity and would comply with the relevant planning policy, contradicting the LPA's reason for refusal.

In parallel with the planning appeal process, we worked with the client and LPA to redesign the refused scheme and ultimately this received planning approval. Viewing the problems as a whole we developed a two storey proposal of around 900 sq ft with two large bedrooms, two bathrooms and a large living space on the ground level. The proposed floor levels amended the original building by effectively lowering  the floor to allow a new floor above, without increasing the height of the existing roof which was a crucial area of concern for the Planning and Conservation Officers. The revised scheme had several improvements from the refused scheme including a better outlook and daylighting from the main living spaces and bedrooms, a proper secure and private entrance as well as private external amenity space which was achievable within the original scheme. It is proposed that the revised scheme would create a higher value for the client whilst generally being more cost effective to construct.

Certificate of Lawfulness in Flintshire

Certificate of Lawfulness for detached annex structure outside of the settlement boundary, Flintshire

Our clients required additional living accommodation to house elderly parents. Having previously and substantially extended their property it was unlikely that Flintshire County Council would grant approval for additional extensions.

We sought clarification from the Council that a detached structure, providing the necessary accommodation, would be lawful without seeking planning approval. Following protracted negotiations and discussions with the Council, which included them seeking additional assistance from a specialist Barrister, we obtained confirmation that a detached structure would be acceptable, the siting was within the residential curtilage, and the proposed use of that structure would not constitute a material change of use of the land and would be incidental to the main dwelling house.

Planning Permission granted at planning appeal in Denbighshire by RTPI Planning Consultants

Successful Planning Appeal for, Change of Use of Grade II Listed Church to A3 Use (restaurant and wine bar), Denbighshire

The existing edge of town centre building, in North Wales, had become redundant and a new sustainable use was sought. The proposals met with substantial local objections including Local Councillors using the local press to influence the decision.

The planning application was ultimately refused on the grounds that the proposals would have an adverse effect on the free flow of traffic and highway safety and that it would have a detrimental affect on the viability and vitality of the town centre.

The planning appeal was submitted and successfully justified the various refusal reasons, including the Councils suggestion that the change of use would have a detrimental effect on the viability of the town. The planning inspectorate accepted all of our arguments and the appeal was allowed.

Planning Approval contrary to Planning Policy, Altrincham, Cheshire

Planning Approval contrary to SPG planning policy for house extension, Altrincham, Cheshire

The neighbouring property had recently received planning refused for a very similar extension due to the fact that it was contrary to the Council's supplementary planning guidance. Our planning strategy successfully obtained planning permission (at the first attempt) and without amendment to the proposed scheme.