Common Concerns in Getting Planning Permission in Cheshire East With Solutions | June 2023

Securing planning permission in Cheshire East can be challenging due to its unique blend of historical sites, green belts, and sustainability priorities. However, with the right knowledge and guidance, it's possible to navigate these complexities. This report highlights the prevalent concerns and offers practical solutions, emphasising the importance of aligning with local regulations and the community's values for successful property development - focussing on June 2023.

1. Proposed Building for Agriculture

Total Refusals: 5

Main Concerns:

• The demonstrable necessity for agricultural purposes.
• Compliance with flood risk zones and landscape considerations.

Solutions:

• Feasibility Study: Before submission, conduct a thorough feasibility study showing the genuine agricultural need. Cheshire East Council's Official Website can offer guidance.
• Environmental Impact Assessment: Provide a detailed report addressing any potential flood risks or landscape alterations, with measures to mitigate them.
• Illustrative Cases:

Application: 23/1970N: Loss of a tree with significant visual amenity.

Application: 23/1860C: Unnecessary building for agriculture with landscape damage.

2. Visual Impact and Unsuitability for Change of Use

Total Refusals: 4

Main Concerns:

• Respect for heritage and conservation areas.
• Balancing agricultural and residential uses.
• Ecological and landscape assessments.

Solutions:

• Design Review: Collaborate with local architects familiar with the area's aesthetics. The Royal Institute of British Architects (RIBA) can assist in finding one.
• Engage with Local Communities: Get feedback from the community to identify and address visual or practical concerns.
• Conduct Environmental Surveys: Preemptively address ecological concerns by presenting data on environmental impact and mitigation plans. Proactively address ecological concerns using insights from sources like Ecology Survey Guidelines.
• Illustrative Cases:

Application: 23/1761N: Solar panels' impact on a conservation area.

Application: 23/1622N: Negative effect on neighbouring dwellings.

3. Specific Site Considerations

Total Refusals: 5

Main Concerns:

• Suitability of location, design, and height.
• Evidentiary requirements for change of use.
• Community impact, especially for crucial services like post offices.

Solutions:

• Site Analysis: Comprehensive analysis to ensure compatibility with surroundings, guided by the Planning Portal. 
• Documentation: Ensure all documents support your claim, especially for change of use cases.
• Community Engagement: Engage with the community to better understand their needs and concerns.
• Illustrative Cases:

Application: 23/1675N: Site appearance deemed harmful.

Application: 23/0180N: Insufficient justification for post office loss.

4. Inappropriate Development in Open Countryside

Total Refusals: 4

Main Concerns:

• Preventing urban sprawl.
• Harmony with the landscape and avoiding over-development.

Solutions:

• Land Use Studies: Determine the best land use, keeping in mind resources like The Town and Country Planning Association (TCPA).
• Consult with Ecologists: Get insights into preserving the natural habitat while developing.
• Illustrative Cases:

Application: 22/4814C: Unsuitable development in the open countryside.

Application: 22/4609C: Over-development with amenity concerns.

5. Impact on Residential Amenity and Highways Safety

Total Refusals: 5

Main Concerns:

• Residential amenity and privacy.
• Highway safety and urban design standards.
• Protecting heritage.

Solutions:

• Privacy Impact Assessment: Assess potential invasions of privacy and find ways to minimise them.
• Traffic Impact Assessment: Understand the effects of your development on local traffic  using resources like RTPI website.
• Heritage Consultation: Consult with local heritage bodies  like Historic England  to ensure compliance with heritage standards.
• Illustrative Cases:

Application: 22/4530M: Loss of residential privacy.

Application: 22/4326M: Highway safety and design concerns.

Conclusion

While acquiring planning permission in Cheshire East presents challenges, they're not insurmountable. By understanding potential pitfalls, engaging in comprehensive preparatory work, and seeking advice from seasoned professionals, developers can significantly improve their chances of securing permission. Remember, the key lies in anticipation, preparation, and collaboration.

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