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CRC PLANNING APPLICATIONS

FROM THE COMMITTEE - Planning Applications Explained
Please note this page will be continually updated
Further information and advice has been added:-
14/04/2008
17/04/2008

We are indebted to ROY SPEER and MICHAEL DADE for allowing us to quote from their book ‘HOW TO STOP AND INFLUENCE PLANNING PERMISSION’ as a basis for understanding Planning Applications

We have found this book most useful and informative and recommend it unreservedly to anyone researching this planning application or facing a similar situation in the future

Type of Application

There are two basic types of planning permission: full and outline. A full planning application shows all the detail of the planning proposals, while an outline application establishes the principle of development, leaving details - the reserved matters (siting, design, external appearance, access and landscaping) - for subsequent submission to the council. Details of the these reserved matters should be submitted within three years of the outline planning permission.

The full/outline/reserved matters distinction is important when you frame objections or comments. For an outline application, you should deal with the general concept or principle of development, such as whether this is the right place for the proposal. Check carefully what details are reserved in the application. Usually all are, but not necessarily. The form should specify this. On the college planning application all five reserve matters are not included, however, our concerns are that the outline application is so detailed that siting, access and landscaping will be set in stone. If the application is for approval of reserved matters, you won't be able to challenge the concept of development. This will have been established earlier when outline planning permission was granted. Your comments in this instance should be directed to the submitted details, which should be consistent with the outline planning permission. On a full application, you can comment on both principle and detail.


Plans and drawings

Look at the location plan carefully. A location plan should identify the application site clearly in red and show adjoining properties and roads. All new buildings must be within that boundry line. If the applicant owns or has control over other land nearby, this should be outlined in blue. Blue edged land is important because the council can impose conditions on planning permission relating to other land the applicant owns. Get a photocopy of the location plan to take away with you, or make a note of site boundaries and adjoining properties.

Planning applications for new buildings and alterations will include site or block plans. These should show:

· boundaries, existing and proposed, including subdivisions within the site
· existing and proposed buildings
· buildings on adjoining land
· roads, pavements, verges and footpaths
· existing and proposed accesses
· any works proposed to public highways
· parking areas
· trees and other natural features
· proposed landscaping
· existing and proposed drains, sewers, cesspools, septic tanks
· uses to be made of undeveloped parts of the site

In addition to site plans, full applications include floor plans as well as the front, back and side views of buildings. These drawings, which show design and layout, include:

· materials and finishes
· colour and texture of the exterior
· changes in ground level
· construction of access
· position of doors, windows, loading bays


Environmental assessment

Planning applications for a limited number of projects - only a few hundred each year - need an environmental assessment on the effects a proposed development would have on the environment. This is then assessed by the council. Such environmental statements should have a non-technical summary and it is to this that you should refer unless you have a great deal of time or expert knowledge. "Please note that the local authority replying to an enquiry stated formally on 25th Jan 2008 that no Environmental Impact Assessment would be required for the college redevelopment. The Committee find it extraordinary that such a large proposed redevelopment, involving at least 6 years of demolition and construction, including a two storey car park, an inner ring road, new accesses and egresses to the main Ipswich Road, a considerably enlarged footprint, buildings with a higher roof line than the existing situated on an island site with no further expansion available other than upwards, bounded on three sides by extensive established residential housing and on the fourth side by a Conservation Area is hardly credible.

From CRC Committee for Information 14/04/08

Remember this is an Outline Planning Application (in name only), and it is presented in such a way to be almost a Detailed Planning Application by the back door. The Application consists of six spirally bound A4 size books plus one larger format spirally bound book (a total of 257 pages) including two 'Appendices' on encrypted computer discs, 3 drawings and a completed Planning Application form, all put together by five individual professionals and consultants.

The Application, based on the Design and Access Statement, is for fifteen proposed new buildings and what appears, from the architectural block model and design proposals, five connecting atrium's (greenhouses to you and me). None of the buildings - with the exception of the inner ring road, car park N1 & N2 - pages 60 & 61 D. & A. S ( Design and Access Statement) all landscaping including walkways and inner courtyards (the latter illustrated with pretty coloured drawings) have designated uses. However all the buildings are shown positioned on the proposed layout plan - this setting their maximum footprint positions in stone.

As a result of conversations at the College 'Consultation Open Days' and more recent meetings between Dick Palmer and College staff with Committee members we can suggest that the probable proposed uses of the blocks B1, B2 and C - see pages 60 & 61 D. & A. S. (Design and Access Statement) at the North end of the site (rear of Ipswich Grove) will be the main entrance to the college and include a hotel, leisure centre, swimming or plunge pool and include atria. B1 and B2 will be the tallest building on the site at a maximum of 25 m (82 ft) (including roof plant) - see page 61 (D. & A.S.) This is some 7.4m (24ft) higher than the ridge line and 10.67m (35ft) higher than the parapet of the main Norwich Building.

The proposed use of the building at the southern end of the site F - see pages 60 & 61 (D.& A. S.) will be vocational (i.e. workshops - bricklaying, engineering etc) and will be a maximum of 18m (59ft) (slightly higher than the main Norwich Building).

The proposed use of the building in the southeast corner at the end of the car park O - page 60 (D.& A. S.) is the energy centre (boiler house)

In the event that the magnificently proportioned and imposing Norwich Building is retained in the long term - see page 63 (D.& A. S.) it will be the meat in the sandwich of two unsympathetic and out of place post modernist buildings dwarfed on one side and equally compressed on the other.

Do not let anyone fob you off - the college, architect, project manager and probably others know exactly the proposed uses of these buildings. After all the college's professional team have been working on schematic and design drawings for probably a year (we now believe this timescale to be upwards of two years and probably longer, with the college management and others aware of these impending proposals while at the same time keeping them from the Town Close residents). They have enough detail to hand to include - in the Design and Access Statement - schematic and illustrative sections, give proposed maximum building heights and explanatory sections showing schematic heating, ventilation, air-conditioning and other proposed details including the proposed use of sedums to the roof.