The Solution
We proposed to minimise potentially abortive fees by carrying out an initial technical review of the previously submitted information. From here, we could advise on whether there were realistic prospects of success at appeal and/or via a new planning application.
We swiftly identified several significant inaccuracies in previous consultants’ work, which would need to be addressed before going ahead with an appeal. In addition, it appeared previous submissions had failed to acknowledge that the Council’s concerns all stemmed from the enforcement of the 300-seat capacity operation, and we formed a three-pronged strategy to re-frame the proposition:
- demonstrate that the on-site car parking provision was capable of accommodating the requirements of the proposed 300-seat capacity;
- identify a mechanism that would allow the Authority to control guest numbers and their travel arrangements;
- detail how a proportionate scheme of mitigation could also be deployed, which would physically stop vehicles from being able to park on the adjoining public highway.
Our client agreed to appeal the current refusal and resubmit the planning application, supported by our additional information. We were commissioned to prepare a revised Transport Statement to support the revised planning application and prepare a Proof of Evidence to support the appeal.
We set out the case for using a planning condition to require an Event Traffic Management Plan (ETMP) to control guest numbers and provided a framework of measures to demonstrate how the proposal could operate in the future under the terms of the ETMP. We also proposed a simple, cost-effective scheme for post-and-rail fencing within the highway verges, removing the opportunity for vehicles to park in the vicinity of the site.
In this context, we proved that on-site parking was suitable for the proposed quantum of car parking. We demonstrated a mechanism of enforcement and took away any residual opportunity for overspill parking.