Achieving Planning Permission after negative pre-application advice in the New Forest National Park

Following the receipt of negative pre-application advice, we were instructed to help with a planning application for the extension and alteration of an existing bungalow in the New Forest National Park and Conservation Area.

The Brief

Following the receipt of negative pre-application advice, we were instructed to help with a planning application for the extension and alteration of an existing bungalow in the New Forest National Park and Conservation Area. The existing bungalow was a typical 1970s style brick built building, whereas the pre-application proposal resulted in a high quality, modern two storey dwelling, with flat roof, extensive glazing and white render.

The site was positioned in a private cul-de-sac of large executive dwellings, all differing in design. The dwelling was also located in the New Forest National Park and Conservation Area, which overlooked the Lymington River.

The National Park Authority raised concerns over the contemporary approach to the proposal. The Council’s arguments surrounded the impact of the development on the character and appearance of the Conservation Area and a local heritage asset, which was sited nearby. The Officers were concerned about the amount of glazing and the size of the dwelling when assessed against their policies. Views of the proposal were also considered an issue, with particular regard to views towards the site from the Conservation Area and the Grade II* obelisk.

Our Solution

To address these concerns, we worked closely with the Architect, advising them on the acceptability of their design ideas, whilst taking account of the client’s aspirations. The scheme reduced the perception of glazing, by introducing vertical cladding and used muted colours, to complement the site’s verdant background. Atlas Planning Group undertook a landscape assessment, by attending the site, taking pictures from various viewpoints within and outside the Conservation Area. These photos demonstrated the visual effect of the proposal, highlighting that the site could only be seen from a single point outside the Conservation Area. Additionally, the photographs provided evidence that the area was defined by a mixture of houses and not one coherent style existed.

Project Success

These arguments were presented in a robust Planning Statement and a full planning application was submitted to the Council. Whilst the Conservation Officer continued to object to the development, we demonstrated that the proposal accorded with all other planning policy and caused no harm. The high-quality design was praised by Councillors and the application was approved without delay at Planning Committee.