Elmfield – Extending Existing Residential Blocks

Our client came to us having already applied for outline planning permission for 8 units (flats) on one block of flats and withdrawn the application following mixed advice. The local council had reservations about the design and some of the supporting information submitted, so it was thought the application was heading for refusal.

Brief

To provide additional planning support and secure planning permission for 16 new flats (8 on each) atop two existing residential blocks in Southampton’s city centre, which already housed 57 separate dwellings across both.

Our Approach

The architect had proposed a modern top-level extension to a fairly, traditional building, so our main task was conducting a thorough investigation into what was missing or potentially contentious from the original outline planning application and addressing every critical point raised.

For every planning application, we review whether the development is in accordance with local policy – if there is any doubt, we put together a strong argument to support our case.

Onboarding Highways

Southampton have maximum parking standards - allowing a maximum number of cars per development - however we wanted to propose a zero-car development but didn’t want to run the risk of that being deemed “underprovision” by the council.

One of the key aspects of gaining planning consent was onboarding a Highways Consultant, who presented justification for a car free development by using specialist software which demonstrated the likely number of trips from the new flats and showed them safely included in the local highway network, demonstrating already good public transport links for residents to get across the city to a variety of destinations.

The original block of flats had been built with parking to serve the existing residents, without improvement since. We proposed improving the layout without adding more spaces.

Development Impact on Trees
It was important to show the conservation team that the extension building works wouldn’t impact on the long-term retention of the trees surrounding the flats or the character of the area.

Social Housing Viability
As with every new development there was the question of whether we could incorporate affordable housing?

We onboarded a specialist consultant to prepare a viability report, highlighting that in this instance it would not be feasible to provide affordable housing as part of the development, because the works required to repair the roof - which would be done alongside the new flats - were so expensive.

It’s worth knowing...
When it comes to developments, councils want new housing that encourages social diversity and brings people that will benefit and add to established communities. We argued that one-bed flats, and the residents they would attract, would complement the mix of existing flats in the blocks.

Thinking, planning, reacting ahead...

Part of our role in submitting planning and a planning statement is to think ahead to what local planners might object to.

What will planners say? What will they like and not like?

The planning application was submitted to planners, who came back with comments including concerns from their conservation team, objecting to some elements of the architect’s design proposals.

Whilst the architect worked on the drawings to appease planner’s comments, we suggested employing a very talented CGI consultant (from Ukraine) to create a photo view of the extension from the street, showing the new units set back slightly from the existing roof line as well as incorporating other suggestions from the Planning Officer.

Our role as planning consultants is to make a judgement call.

If we can get planning approval for between 80-90% of what will work for the client, then we’ve got wriggle-room to appeal if the client wants to push for that additional 10% later.

“In most cases having planning consent is enough to get your foot in the door, a good starting point from which to work from, to get what can be done, agreed.”
Ben Kelly

Result

Once revisions were completed to the client’s and council’s satisfaction, planning approval was granted, Elmfield is currently under construction.