Adrian Rose has nearly 40 years of experience working in town and country planning and urban and rural regeneration.
Applying for Planning Permission
I deal with a range of planning and listed building applications which range from the £60m Grantley Hall Hotel development in North Yorkshire to small house extensions where problems are being experienced with the local authority. Outlined below are some of the recent successful applications.
Outline planning consent (18/01286/OUT) for 18 houses at Lower Brockwell Lane Triangle, Sowerby Bridge in advance of the publication of the local plan.
Change of use of a public house to 4 dwellings (16/00780) Moorcock, Norland Moor, Halifax
Planning and listed building consent for the conversion of offices to form 11 apartments at Highfield House, Hemsworth Walk, Ripon HG4 2SG (17/05214/FULMAJ) (17/05051/LB)
Change of use and extension of public house to form ten apartments (2018/62/91202/W) at the Grove, Dalton, Huddersfield
Change of use of a barn to a dwelling (2018/90822) at Bank House Farm, Judy Haigh Lane, Thornhill Edge, Dewsbury, WF12 0PE
Nine apartments at High Skellgate, Ripon (15/00522/FUL), Harrogate
Care Homes for Young and Older People
Successful Lawful Development Certificates to change from C3a to C2
CL/343992/19 Certificate of lawfulness at 66 Alt Lane, Oldham, OL8 2EN
19/00724/LUP – Certificate of lawfulness at Mitre Farm Cottage Bursnips Road, Essington, Wolverhampton, WV11 2RE
SMD/2019/0136 – The Oaklands, Uttoxeter Road, Checkley, Staffordshire Moorlands
DER/07/17/00997 – change of use of dwelling (C3a) to (C3b) care home, 103 Shardlow Road, Alvaston, Derby
Successful applications for C2 Care Homes
WD/2019/2430/ful planning consent at Field View, Mayfield Flat , CROSS IN HAND, HEATHFIELD, TN21 0TU
20/02132/FUL planning consent at 1 Barrel Hill Road, Sutton On Trent, NG23 6PR
19/0519/FUL – Corndon Manor, White Gritt, Minsterley, Shrewsbury, SY5 0JL
2019/0663 – Belper Youth and Community Centre Holbrook Road, Belper, Derbyshire, DE56 1PA
19/00470/FULMAJ – Springfield House, Springfield House Hotel 18 Wheel Lane Pilling Preston Lancashire PR3 6HL
P/2019/0084 – Gegin Farm, Ruthin Road, Minera, Wrexham, Clwyd LL11 3UT
Agriculture and Equine
Agricultural Workers Dwellings
Planning consent (18/05158/FUL) gained erection of an agricultural workers dwelling at Sawley Park Farm Sawley Ripon North Yorkshire HG4 3ED
Following the Prior Notification procedure (19/02841/PNA) confirmation from Harrogate Council gained that the erection of agricultural building at Chapel Garths Farm Littlethorpe Ripon North Yorkshire HG4 3AF would not require consent.
Horse Related Applications
Construction of a gallop (retrospective) 18/02819/FUL at: Bullcliff Grange, Yorkshire Equine Centre, Denby Dale Road Bretton Wakefield WF4 4JN
Development of a ménage (2019/62/90726) at The Barn 2 Woodroyd Hill Lane, Victoria Hepworth HD9 7TY
Change of use of private stable to a commercial riding school and the construction of an office and extension to the stable (part retrospective) (14/00487/FUL) at Greengale, Cow Hill Gate Lane, Bradshaw, Halifax
Hotels and Wedding Venues
Grantley Hall Hotel
The development of the Grade II * Grantley Hall (Grantley, Harrogate, HG4 3ET) into a 50 bedroom hotel, an event/wedding/conference facility, three supporting restaurants, with modification and extension to the Japanese Garden, incorporating a substation, a new bridge over the Leat and car park. (16/04660/FULMAJ) This has involved a number of planning applications, listed building applications and discharge of conditions applications over a three year period.
This application was to help a farm diversify by the conversion of agricultural buildings to wedding venue at Wharfedale Grange Farm Dunkeswick, Harrogate (16/02187/FUL). It is now a successful wedding and events venue catering for between 25 and 250 people, set around a Grade II listed Georgian Farmhouse.
At the Swan, in Meltham, Kirklees (2016/62/94045) I secured consent for the demolition of outbuildings and erection of 8 holiday apartments.I succeeded, despite initial opposition, in obtaining a planning consent or a development of Glamping Pods 1(8/00840/FUL) at Countryside Lodge Moorside Lane Askwith Otley North Yorkshire LS21 2JF
Following the threat of enforcement action to remove a gateway to a wedding venue, I successfully appealed against the refusal by Harrogate Council of a Lawful Development Certificate for the entrance, on the grounds that being set back from the highway, it represents permitted development. Appeal Ref: APP/E2734/X/20/3244664.
Success with Planning Appeals
If your local authority has refused your planning application or served you with an Enforcement Notice, I am able to offer a service to review the decision and give you an idea of whether or not it is worth submitting an appeal to the Planning Inspectorate.
Alternatively, if you are affected by an appeal against a proposal you oppose, I can help frame a valid objection. Over the last few years, I have had success in having the decisions of local authorities overturned, both through written representation appeals and Public Hearings. Some of these appeals are listed below.
Overlarge extensions to buildings in the Green Belt
Local authorities usually seek to limit the size of extensions to existing buildings in a Green Belt location to around no more than around a third.
At Reservoir Road in Bradford (Appeal Ref: APP/W4705/D/18/3212357-2018) I successfully argued the proposal would not be ‘inappropriate development’ in the Green Belt. Whilst there would be some harm to openness, this would only be minimal and any such harm arising would be balanced out by the proposal having a positive impact on local character. Furthermore, the proposal would result in an improvement in respect of the living conditions of the occupiers, with regards to health and wellbeing.
Similarly, at Springwell Gardens, Common Road, Barkston Ash, Selby LS24 9PQ, (APP/N2739/D/17/3170087) I successfully argued the development would not ‘inappropriate development’ by virtue of it representing limited infilling within a village.
In the appeal (APP/E2734/D/14/2220527) at Newfields, Galphay, Ripon, HG4 3NT, Harrogate, I successfully used the Disability Discrimination Act 2005, the public sector equality duty under S149 of the Equality Act 2010, and Fostering Regulation National Minimum Standard 10 to add weight to the aesthetic argument against the refusal.
Inappropriate Development in the Green Belt
I successfully defended a decision by Kirklees Council that the infilling of a former coal mine for agriculture, was an inappropriate development in the Green Belt. Appeal Ref: APP/Z4718/W/19/3232011 Emley Fields, Liley Lane, Grange Moor WF4 4EN
On behalf of the owners of a nearby district shopping centre, I successful organised opposition to a Lidl Supermarket at the former Spotted Cow Pub, New Hey Road, Oakes, Huddersfield (Kirklees: 2019/91433)
Consent for a residential development of four houses was secured on appeal following a refusal on grounds of access (APP/A4710/W/19/3223362 ) to rear of 12 Green Lane, Shelf, Halifax HX3 7TR
Following the refusal of an extension of a house to form an additional dwelling, largely on the ground of impact on character of the area, I secured planning consent for an additional house in the garden of 59 Roman Avenue, Roundhay, Leeds LS8 2AN.
(Appeal Ref: APP/N4720/W/20/3250836)
Appeal Ref: APP/Y2003/W/17/3190916, 31 Low Street, Haxey, South Yorkshire, DN9 2LE
Infill housing plot
There are occasions where a local authority will resist the development of infill sites for housing.
A refusal by Leeds Council on grounds of the impact on the character of the Conservation Area was overturned on appeal (Appeal Ref: APP/N4720/W/18/3218009) 21 Victoria Street, Calverley, Pudsey, LS28 5PT (March 2019) where I successful argued there would be no adverse impact on the character of the area, hence there was no conflict with local planning policy.
A similar refusal on design grounds was overturned for the demolition of a bungalow and the reconstruct new dwelling (Appeal Ref: APP/X4725/W/18/3202304) 2018, at 1 Roger Drive, Sandal, Wakefield WF2 7NE.
Proposals to use to use C3a Dwellings as C2 Children’s Care Homes
Following refusal to grant Lawful Development Certificates
Appeal Ref: APP/P1045/X/20/3263178, 214 Dale Road, Matlock Bath DE4 3PT
Appeal Ref: APP/E2205/X/16/3161037 The Cottage, Stonebridge Green Road, Egerton, Ashford TN27 9AP
Appeal Ref: APP/C4235/X/20/3244329, 72 Oakdale Drive, Heald Green, Cheadle SK8 3SW
Successful planning appeals against refusals of planning permission
Appeal Ref: APP/Y2003/W/17/3190916, 31 Low Street, Haxey, South Yorkshire, DN9 2LE
Where the council has served an Enforcement Notice, it is usually vital to appeal within the deadline to avoid the financial penalty of having to stop the use or to remove/alter the unauthorised development.
In Bradford, I was successful in overturning the notice which required the closure of an Islamic Education Centre (Appeal Ref: APP/W4705/C/13/2198765).
At Ling Beeches, Ling Lane, Scarcroft, Leeds LS14 3HX (APP/N4720/W/16/3150093) a two storey ancillary building was allowed where I argued that it does not cause any harm to residential amenity or to the character and visual amenity of the area.
In addition to my extensive experience of gaining planning consent for agricultural workers dwellings and buildings, I have been successful in overturning a refusal for an agricultural building in Calderdale at Far Moorside Farm, Coppy Nook Lane, Cragg Vale, Hebden Bridge HX7 5RJ (APP/A4710/W/16/3148760) where I argued the building was not inappropriate in the Green Belt because it was designed for and to be used for agriculture.
Although I have helped secure planning consent for wedding barns, I have also successfully assisted objectors in supporting an Enforcement Notice requiring the cessation of use (APP/A4710/C/17/3178898) 2018, Land at Delves Farm, Nook Lane, Triangle, Sowerby Bridge due to the adverse impact on residential amenity.
Fence to front of dwelling
I successful appealed against a decision of Leeds Council to oppose a retrospective application for a fence constructed to the front of a dwelling due to concerns over the impact on the character of the area (APP/N4720/D/19/3228917) at 35 Leeds Road Bramhope, LS16 9BE.