We’re delighted to share another planning success story this time for a sensitive residential extension in Durham.
The site is a unique one, nestled within the grounds of the former Sniperley Hall, the property lies in the Green Belt, forms part of an Area of Higher Landscape Value (AHLV), and sits within the locally listed Sniperley Hall historic park and gardens. Given these multiple planning constraints, the proposal was always going to be carefully scrutinised.
The Challenges
Ordinarily, extending a property in the Green Belt can be very restrictive. National and local policy emphasises that such development should not harm the openness of the Green Belt or result in “disproportionate additions” to the original dwelling.
Added to this, the property is located within the grounds of Sniperley Hall, which is a locally significant historic park and garden, with heritage considerations also in play.
The Very Special Circumstances
Planning decisions aren’t just about policy, they’re also about balancing impacts with real world needs. In this case, we successfully demonstrated in our Planning Statement that very special circumstances to justify the development exists.
The extensions were not simply for extra space, they were essential modifications to make the property suitable for a child with specific medical and accessibility needs. The proposal was carefully reduced in scale from the original submission by the architect, ensuring they remained modest and proportionate to what was required.
Crucially, the planning authority accepted that the health, safety, and quality of life needs of the personal circumstances outweighed the limited harm identified in relation to the Green Belt and heritage setting.
The Outcome
Permission was granted, a fantastic result for the client and their family. The decision recognises that, while planning policy rightly protects sensitive landscapes, compassion and common sense can prevail where very special circumstances exist.
Why This Matters
This case highlights the importance of:
- Tailored justification – showing that the proposals were essential, not excessive.
- Careful negotiation – amending the scheme to reduce impact while still meeting the family’s needs.
- Understanding policy balance – demonstrating that the benefits clearly outweighed the harm.
For this scheme we did not act as agent and were brought in to provide a robust statement to justify the development by the architects. Hugh Massey Architects acted as agent and created a sensitive design meeting the needs of the clients whilst protecting the area in general, not an easy task at times, especially in this location.
Related Content
If you’re looking at making a planning application information is available in our series of eBooks and Practical Guides which cover everything from the very basics of town planning to application processes and what developers need to consider.
These articles maybe useful to you:
- How to Make a Robust Planning Application
- Navigating the Maze: A Basic Guide To Planning Applications of interest.
- How do I apply for planning permission
- Common mistakes made when applying for planning permission
- Make an ally of your planning officer
If the process seems overwhelming, or if you want to ensure that your application is as strong as possible, don’t hesitate to seek the advice of a town planner. Their expertise can help you navigate the complexities of planning regulations, address potential issues, and present a compelling case to your local council. With the right approach and professional support, your planning application can move smoothly towards approval, bringing your vision closer to reality.
Take a look at blog on When to Hire a Town Planner our download a Guide on How to Choose a Town Planner.
