THE LATEST NEWS AND CASE STUDIES FROM THE PLANNING AND ARCHITECTURE TEAM
We’re thrilled to keep bringing you the latest updates, insights and exclusive content straight to your inbox. Here’s what you can expect from this edition:
INSIDER KNOWLEDGE
An analysis of Labour’s 2024 Budget and what this could mean from a construction and planning standpoint.
FEATURED CONTENT
‘How to de-list a Grade II listed building’ and ‘First Approvals under new Agricultural Permitted Development Rights’.
TEAM SPOTLIGHT
We interview our head of planning and architecture, Natasha Blackmore da Silva and discuss her time at Sheldon Bosley Knight.
CASE STUDIES BROCHURE
Our new case studies brochure has just and projects we have obtained planning consent for over the last few years. Scan the QR code below to view our case studies brochure.
LABOUR’S 2024 BUDGET
TRANSFORMING UK CONSTRUCTION THROUGH PLANNING REFORM?
Labour’s 2024 budget outlines an ambitious reform of the UK’s planning system, with a strong focus on accelerating housing delivery, streamlining approval processes and enhancing infrastructure investment.
Here we give you a breakdown of the budget’s major planning reforms and their implications for the construction industry, highlighting how these policies could reshape the future of development in the UK.
Prioritising Housing with Streamlined Planning
Central to Labour’s vision is the goal of constructing 1.5 million homes by the end of the parliamentary term. This equates to 300,000 new homes every year, more than double what was built in 2022-2023. To achieve this, they are resolving to make it easier for developers to access land by focusing on previously used “brownfield first” sites, to ease restrictions on low-quality “grey belt” areas, and to update the National Planning Policy Framework (NPPF) to reduce delays in obtaining approvals.
By fast-tracking urban brownfield sites and encouraging higher-density developments, Labour aims to address housing shortages while preserving valuable green spaces. These changes could improve project timelines and reduce costs for developers, who have faced long approval delays under the current planning system. The ‘How’ will be set out in detail in the upcoming Planning and Infrastructure Bill, which is expected early 2025.
Empowering Local Authorities for Targeted Growth
Labour’s budget also emphasises devolving greater control to local authorities, giving them the tools and resources needed to plan for regional housing needs effectively. Local authorities will have access to funding for additional planning officers, intended to speed up approvals and bring local expertise into decision-making.
This devolution of planning powers is expected to enhance accountability and foster partnerships between authorities and developers, who often face roadblocks due to limited local resources. This is likely in response to the teething issues since the widespread introduction of Biodiversity Net Gain legislation in April this year. Many perfectly acceptable planning applications are being held up by the lack of available resources in councils to consider the BNG information provided by applicants and issue final decisions.
LABOUR’S 2024 BUDGET
TRANSFORMING UK CONSTRUCTION THROUGH PLANNING REFORM?
Reforms to Land Acquisition and Compulsory Purchase
One of the standout reforms in Labour’s budget involves changes to compulsory purchase laws. By revising compensation rules, Labour aims to simplify land acquisition processes, facilitating projects on unused or underutilised land. This will be crucial for achieving Labour’s housing targets, particularly in dense urban areas where land availability is often limited. These changes are expected to allow developers to acquire land more efficiently, potentially reducing costs and facilitating faster project starts.
Supporting SMEs and Sustainable Construction
There are just 2,500 SME (small and medium-sized enterprises) housebuilders left in the country - a fifth of the number in the 1980s and construction firms are going out of business at a rate of 4,600 a year. Labour has finally started to recognise the importance of SMEs in achieving its housing goals. The budget proposes procurement reforms to make it easier for SMEs to compete for contracts, address late payments, and gain access to capital. Additionally, Labour’s investment in green energy skills and sustainable construction practices aligns with the industry’s shift towards environmentally responsible development. By focusing on upskilling the workforce and reducing reliance on overseas labour, Labour hopes to cultivate a selfsufficient construction workforce capable of meeting housing and infrastructure needs sustainably.
Challenges and Sheldon Bosley Knight’s response
Whilst we welcome the planning simplification and land access, there is a need for clear, actionable guidelines and a co-ordinated approach to integrating these changes. The success of Labour’s ambitious targets will ultimately hinge on how effectively these reforms are executed, especially given the historical challenges within the planning system.
In summary, Labour’s 2024 budget introduces substantial reforms that should revitalise the UK’s outdated planning and construction sector. The focus on accelerating housing, empowering local authorities, simplifying land acquisition, and supporting sustainable practices signals a promising direction for the industry. However, the effectiveness of these reforms will depend on swift, strategic action and strong partnerships between government, developers, and local authorities.
Associate director and head of planning and architecture, Natasha Blackmore da Silva said: “The UK’s current planning system is broken and it is good to hear the chancellor recognises change is necessary to unlock development sites for housing.
“Labour’s approach to reforming the planning landscape represents a major opportunity for construction, particularly if the policies deliver the promised efficiency and additional resources.
“The new streamlined approach and local authority empowerment could accelerate development; however, it will be the planning system’s ability to adapt to such extensive changes without delay that will be key to achieving Labour’s ambitious housing targets.
“Whilst I am hopeful the upcoming Planning and Infrastructure Bill will create the simplified and streamlined planning system need, I remain cautious regarding the successful execution of these promises.”
FIRST APPROVALS
UNDER NEW AGRICULTURAL PERMITTED DEVELOPMENT RIGHTS
On May 21, 2024, a new iteration of Class Q Permitted Development (agricultural buildings to residential dwellings) was introduced alongside amendments to Class R Permitted Development Rights (agricultural to commercial use). We are celebrating after receiving some of the first approvals for clients under these updated Agricultural Permitted Development Rights. The Class Q and Class R changes allow up to 10 dwellings to be created (albeit of a smaller size) and up to 1,000 sqm of commercial floorspace per agricultural holding. This is an increase from the previous five unit and 500 sqm of floorspace limits.
The client has a farmyard with several buildings, many of which he would have had to demolish under the old criteria due to their cumulative size and the limit on the number of units that could be created. Under the new criteria he was able to convert three buildings into seven residential buildings and one additional building into a 1,000 sqm commercial unit for self-storage use.
The recent changes to Class Q and Class R took time for planners and councils to digest, with the first approvals under the new system only just starting to come through. There are clear benefits for those who want to make the most out of their buildings, although there may be limitations for those who would prefer to create fewer, larger units. In this case, the new system worked perfectly for the client who was able to maximise the buildings on his site with limited demolition.
If you have agricultural buildings you are looking to convert and you think may benefit from the recent changes, please contact us. Similarly, if you would like to apply under the old system, applications can still be considered until May 21, 2025.
DE-LISTING
A HERITAGE ASSET
In 2023 Sheldon Bosley Knight purchased a former bank on Evesham High Street. The property which comprised of two attached buildings was Grade II Listed and this presented several restrictions when it came to renovating and rebranding the building for the new owners. Whilst preparing the Listed Building and Advertisement applications for the proposed work we noticed how different the building appeared to be from the listing descriptions on Historic England’s website. It became clear that over time renovations had been made by previous owners that significantly altered the structure. We therefore decided to pursue the de-listing process. Delisting a building is not an easy undertaking and is a time-consuming process involving a lengthy consultation, assessment and review. Typically, only around 50% of applications are approved.
The first step is to send the application for de-listing to Historic England. To support our case, we needed to provide evidence proving the buildings were no longer suitable for their listed status. We felt the building qualified to be delisted due to extensive building work and alteration which was undertaken in the early 1990s. This merged the two original listed buildings together and replaced much of the historic fabric with modern material that imitated a historic design. We argued very few of the architectural features highlighted in the listed building descriptions were present and only a few external elements remained. As these were already protected under the special controls afforded by virtue of the building’s location within the Conservation Area, we argued there was no requirement to double protect the building when the Conservation Area status is sufficient protection for the remaining external elements.
In summary, we reasoned the building on site today is no longer identifiable as 18th/19th century buildings listed in 1971 and had been replaced with a singular modern 20th century building.
After Historic England had finished its consultation and assessment, the case was sent to the Secretary of State for Culture, Media and Sport who considered our comments and Historic England’s recommendation. They made the final decision to remove the buildings from the List of Buildings of Special Architectural or Historic Interest.
AUCTION UPDATE
27TH NOVEMBER
The team won planning consent for an extension to this property before it went to auction. It has made the property more appealing to prospective buyers as it has the consent in place.
£135,000
KEY FEATURES
1. Planning permission granted under 20/01166/FUL & 20/01167/LBC, consents are now extant.
2. Development opportunity.
3. Rural location sat within a plot of 0.728 acres.
4. Final GIA of 1,241 sq ft (115.3 sqm) upon complete.
5. Beautiful location within the Walton Estate, surrounded by stunning countryside.
Nestled at the edge of the picturesque village of Walton, surrounded by beautiful Warwickshire countryside, this charming Grade II listed detached house offers a rare opportunity for those seeking a home filled with character and potential. With planning permission already secured for a modern extension, this property is ideal for buyers or developers looking for a renovation project or to create a bespoke residence. Set on a private plot spanning 0.728 acres, the cottage enjoys direct access to Ettington Road. Though in need of complete renovation, the current layout features two reception rooms, two bedrooms, and one bathroom, providing a fantastic starting point for a transformation.
General information
Tenture: Freehold. Grade II Listed Building. The property is freehold offering vacant possession on completion.
EPC: Exempt - Grade II Listed Building
Local authority: Stratford-Upon-Avon
Seller’s solicitors
Alex Robinson at Wright Hassall LLP
NINE YEARS AT SHELDON BOSLEY KNIGHT
NATASHA BLACKMORE DA SILVA
Our associate director Natasha Blackmore da Silva joined the newly formed planning and architecture team back in October 2015 as a planning assistant. Nine years later she is now the head of planning and architecture.
How did you get into the planning sector?
I grew up around town planning as my grandfather was a councillor who worked with our local council’s planning team. Later, I undertook a six-month internship in a local authority planning department. I learnt a lot about the industry during this time and this opened my eyes to working in planning consultancy.
What does your job entail? Is there a typical day?
My job entails co-ordinating my team to prepare current projects as well as talking to potential clients about the planning and development opportunities their building or land may have. On a typical day I will be liaising with consultants, updating clients and negotiating with case officers to get projects approved. I may even have a chance to undertake a site visit or two.
What has been a highlight for you?
Being shortlisted for the RTPI’s Young Planner of the Year Award in 2023. This category in the RTPI Awards for Planning Excellence is all about celebrating outstanding young planners who can demonstrate a positive contribution to planning or significant career achievements. Being nominated was a privilege, but being shortlisted alongside some of the country’s most talented young planners was an honour.
What are your career goals?
When I first started at Sheldon Bosley Knight I wanted to be qualified as a chartered town planner with the Royal Town Planning Institute which represents the gold standard of planning practice. Now I have reached that goal, I want to train the next generation of town planners and assist them with progressing their own careers.
Why work at Sheldon Bosley Knight?
We are uniquely placed in the sector to provide services from beginning to end. We have the opportunity to see projects through to completion, due to the range of land and property services offered by the company. I don’t think there are many planning consultancies where you can prepare a scheme, see these proposals become a reality and then sell the property for the client- all under one roof!
What is the best piece of career advice you have ever been given?
“Past is experience, present is experiment, future is expectation.”
Natasha Blackmore da Silva
Charlie Cartwright Senior Architectural Technician
