AssetSphere were first approached in 2021 to advise on the potential of securing planning permission for a single new dwelling on land to the rear of the client’s existing dwelling. The site was ourside the development boundary and within the Somerset Levels and Moors Ramsar. So, to achieive a successful outcome, we needed to carefully navigate the application process, and commissioned input from a number of specialist consultants along the way.
We undertook an initial appraisal and subsequently advised the client to follow a multi-step strategy. This comprised a pre-application enquiry to the local planning authority and, subject to the response, an outline planning application to consider access and layout.
The pre-application comprised of draft site-layout drawings produced by AssetSphere. Following a positive response to the pre-application, the proposals were further developed by Richmond Bell Architects for the outline planning application. These included indicative drawings of the proposed single-storey dwelling.
AssetSphere prepared and managed the outline application. We effectively co-ordinated further consultant input, responses to consultees, and communications with the case officer. The case was reassigned twice, so it was essential for us to ensure continuity within the process.
The site is within the River Parrett catchment of the Somerset Levels and Moors Ramsar, which meant nutrient neutrality had to be demonstrated. AssetSphere worked alongside Water Design Engineers, who calculated the impact and proposed a mitigation strategy. Abbas Ecology were appointed to undertake a shadow habitats regulations assessment to confirm the suitability of this approach.
This was considered by the council’s ecologists (SES) and Natural England, who found the approach to be acceptable. A Section 106 agreement was then required to secure the mitigation ‘in perpetuity’.
AssetSphere were able to assist the client to source solicitors with suitable expertise to review the S106, prior to signing. Having managed the application process, we were also able to identify a number of necessary amendments to the initial draft S106 document.
Agreement was ultimately reached, and planning permission was granted.
Consultants we worked with on this project
Ecology survey (initial): Kingfisher Ecology
SHRA: Abbas Ecology
Nutrient neutrality: Water Design Engineers
Drawings: Richmond Bell Architects
Section 106, solicitors: Porter Dodson