d35b079bf109453abe640ea8360d7c6f

We're Recruiting a Planning Consultant

Tue, 16 Dec 2025 16:55:21 GMT

Job Description

Role: Planning Consultant

This is a varied and rewarding role where you will work across a range of development projects, mainly in the residential and commercial sectors across South West England.

The role can best be summarised as taking responsibility for project management and delivery of certain of the company’s planning-related commissions. The role would be supported by the company Director, in particular regard to project start-up, client relationship management, and review and sign-off of written deliverables. The role would also be supported by the company’s other staff as part of a collaborative team. In this context, the role of Planning Consultant is expected to include, but not be limited to, the following:

· Researching site planning histories, environmental designations, planning policies, etc.

· Undertaking site visits across South West England.

· Performing day-to-day liaison with clients.

· Performing day-to-day liaison with project teams, e.g. architects, engineers, ecologists, etc.

· Performing day-to-day liaison with Local Planning Authorities and consultees.

· Making arrangements for project meetings and writing up notes of meetings if necessary.

· Compiling and reviewing drawings, reports, etc. received from clients and project teams.

· Writing Planning Appraisals, Planning Statements and other reports.

· Completing planning application forms, etc.

· Compiling and submitting planning applications.

· Monitoring consultation responses to planning applications and actioning with clients and project teams.

· Negotiating S106 planning obligations.

· Checking planning decision notices / conditions against submitted plans.

· Compiling and submitting planning condition and obligation discharge applications.

· Monitoring planning condition and obligation discharge applications.

· Other planning-related tasks as required.

We are looking for someone with some private sector experience (consultancy or client-side), perhaps 3-5 years’ experience, working towards MRTPI qualification or already qualified.

This is a full-time role with the expectation of working from our office in Teignmouth a minimum of three days per week, maximum remote working two days per week.

Contact: ian@roachplanning.co.uk or 07779 008560

Torbay - New Homes in Under-Utilised Town Centre Buildings

Tue, 03 Jun 2025 09:13:23 GMT

We need to make better use of the buildings we have, for all sorts of reasons, and particularly in town centres. This case is a good example of a pragmatic decision which enables this, at a property in Torquay, and which I think may be a useful benchmark for other such properties across Torbay.

The property is on Fleet Street in Torquay town centre. There is an occupied ground floor retail unit which will remain in retail use. The proposals comprise the change of use of the upper floors of the building, which for years have been under-utilised as retail storage space and are currently not used at all, to create four new homes.

Torbay Council refused planning permission, but a Planning Inspector has allowed an appeal and granted permission. Well done to my colleague Ben Naughton for his work on this.

The Council cited sub-standard living conditions in terms of floor areas and daylight. There was a difference of opinion as to whether NDSS and ceiling height standards would be met, but even if there were shortcomings, they would only be 1% or 2% below the standards. Daylight levels were also a challenge in some parts of the building and were debated, but Narracotts Architecture did a great job in arranging the spaces in the best way possible to maximise internal light. The Inspector’s conclusion: “the proposed development would provide adequate living standards”.

The Council also claimed that the mix of four 1-bedroom flats would exacerbate the existing gap between the most and least disadvantaged communities in Torbay. The Inspector disagreed: "Whilst I find that the proposed development would not necessarily deliver the type of homes that would appeal to everyone, they would, nonetheless, meet an identified need for new homes, in a sustainable location."

The Inspector also noted the benefits of improvements to the building's appearance, and new residents bringing increased activity and additional spending into the town centre, finding that, "these benefits more than outweigh the limitations that the development would have in terms of the suitability of the accommodation for all sections of the population.”

The appeal was determined by the Inspector on a ‘straight balance’ against current Development Plan policies. There is both a considerable need for new homes in the Torbay area and a chronic under-supply of them, with the Council’s housing land supply position at just 2.17 years, and that was before the December 2024 changes to the Standard Method which further hiked the need. In this case, however, the Inspector did not need consider the appeal on a Framework 11dii ‘tilted balance’.

Regeneration of Paignton Seafront and Town Centre – Walking Tour

Fri, 26 Apr 2024 13:56:20 GMT

Roach Planning recently led a walking tour of regeneration projects at Paignton seafront and town centre to MSc Planning students and staff from the University of Plymouth. There is a considerable amount of regeneration activity taking place in the town and there was plenty to see and discuss.

Mercure and ibis Styles Hotels

First stop was the seafront where we saw the new Mercure and ibis Styles hotels on Esplanade Road. Both were built and are owned by the Fragrance Group, based in Singapore, and form part of a wider £150 million investment in the local area by the company. The architects were Kay Elliott. (Roach Planning was not involved in either project.) Both hotels are franchised by Accor Group and operated by RBH Hospitality.

Both hotels are located within the ‘Seafront, Harbourside and Green Coastal Park’ Core Tourism Investment Area in the Torbay Local Plan (2015), which supports the provision of new tourist accommodation to enhance Torbay’s role as a premier tourism destination.

The Mercure is located on the site of the former Park Hotel, the ibis Styles on the site of the former Lighthouse bar/nightclub. The Park Hotel was classed as a non-designated heritage asset. It could have been demolished under permitted development rights, irrespective of the hotel proposal. The former Lighthouse bar/nightclub had no heritage value and had been vacant for a number of years.

A key concern during the planning process for the Mercure hotel was the loss of the historic character of the Victorian building and, for both proposals, the impact of large, modern buildings on the character of the seafront. The hotels’ materials – sandstone on lower levels and stucco above, with extensive glazing – were considered to be representative of Paignton despite being a move away from the render found on many existing seafront buildings. The designs responded to suggestions by the Torbay Design Review Panel. The top storeys are set back slightly from the main façades to break up the massing.

The proposals were considered to make a positive contribution to the local economy, with Gross Value Added projections together amounting to £8.5 million per annum and approximately 150 new full time equivalent jobs.

Torbay Council’s planning officers and committee evidently considered policy compliance and came to the planning judgement necessary to grant the planning permissions.

Victoria Centre

The next stop was the Victoria Centre, located between Garfield Road and Torbay Road.

The Paignton Town Centre Masterplan (titled the ‘Paignton Refresh’) (2015) has bold aspirations for the area, envisaging a newly developed Victoria Centre that incorporates year-round leisure and tourism uses linked to a new Town Square. It foresees the Victoria Centre being redeveloped as an entertainment complex housing a cinema (relocated from its existing seafront location; which in turn would open up views from Torbay Road directly to the seafront) but also residential, car parking and employment uses.

Roach Planning secured planning permission in 2020 for demolition of the adjoining ‘Old’ Victoria Car Park, which we saw being demolished. The ‘New’ Victoria Car Park is being retained and is still in use.

Roach Planning contributed to the subsequent ‘Garfield Road Site’ Development Brief (2020) prepared by KTA and JLL for the Council, which comprises a Supplementary Planning Document and relates to the ‘Old’ Victoria Car Park. The Development Brief acknowledges the site’s role as part of the wider regeneration plans for the Victoria Centre and foresees residential development of between five and seven storeys so as to “capture key views across the town and to the sea” and screen the retained car park from public view.

The Development Brief describes the wider Victoria Centre as poor in terms of urban design:

“The buildings date from around 1970's to present day and do not exhibit architectural quality. Indeed, the quality of external space, particularly the main public square is poor in terms of urban design. There are obvious opportunities to improve the urban fabric through careful design and redevelopment.”

The anchor tenant, Lidl, closed in February 2024 as the building was “no longer fit for purpose”.

Crossways

The next stop was Crossways, located between Hyde Road and Torquay Road, regarded by the Paignton Town Centre Masterplan as one of the town’s key development opportunities.

The Crossways shopping centre was constructed in the 1960’s and was representative of the post-war Brutalism style of architecture.

As part of the redevelopment, the Masterplan encourages retail and other high street uses on the ground floor with car parking, residential or office uses on the upper levels. It states that the redevelopment needs to incorporate the retention of a route through the site connecting Torquay Road and Hyde Road, which forms part of a heritage route linking the pier with Winner Street.

The Council compulsorily purchased the site in 2021. The shopping centre was demolished in summer 2023 and we saw the cleared site.

Planning permission was granted in 2021 for the redevelopment of the redundant shopping centre comprising a five storey sheltered scheme of 13 flats, commercial and associated ancillary space, and a seven storey extra care scheme of 76 flats, commercial, communal and associated ancillary space. (Roach Planning was not involved.) The architects were ADG acting for the Torbay Development Agency.

However, that specific scheme is not likely to be delivered. In November 2023 a Regeneration Partnership was signed between the Council, Willmot Dixon and Milligan and a revised scheme is being drawn up.

Torbay Road

The final segment of the tour was Torbay Road, between the railway station at the core of the town centre, and the seafront.

A new Town Square is envisaged. The old Paignton Picturehouse is undergoing renovation. The shops, cafes and entertainment venues were buzzing with activity, even on the Thursday in April when we visited.

Pedestrianisation was discussed. A trial of pedestrianisation in Torbay Road was carried out after public consultation in early 2022, following the Covid pandemic. This was amended to partial pedestrianisation in early 2023, and further changes were made to the layout and traffic flow in the summer of 2023. After a review, the Council's leadership has now decided that two-way traffic is the preferred solution for Torbay Road to ensure a thriving town centre that is attractive to residents and visitors. Works to restore the two-way traffic arrangement that was in place prior to the trial pedestrianisation took place earlier in April.

Many thanks to the university’s Stephen Essex and Olivia Wilson for inviting us to give the tour, and to the MSc Planning students for joining us.

Ian Roach, Director

Ben Naughton, Assistant Planning Consultant

April 2024

Housing on Brownfield Land - Government Consultation

Tue, 13 Feb 2024 17:06:10 GMT

Housing on Brownfield Land - Government Consultation

To much press fanfare, the Government has today launched a consultation seeking views on its proposed approach to updating national planning policies related to development of brownfield land.

The accompanying press release says:

"As part of its long-term plan for housing, the government has announced today (13 February 2024) that every council in England will be told that they will need to prioritise brownfield developments and instructed to be less bureaucratic and more flexible in applying policies that halt housebuilding on brownfield land."

Stirring stuff! And clearly stick rather than carrot. But what's beneath the detail?

The consultation can be viewed via this link. Consultation responses are sought by 26th March 2024.

https://www.gov.uk/government/consultations/strengthening-planning-policy-for-brownfield-development/strengthening-planning-policy-for-brownfield-development

There are two proposals.

1. All Local Planning Authorities to give significant weight to the benefits of delivering as many homes as possible

First, the consultation proposes, "…a change to national planning policy that would expect local planning authorities to give significant weight to the benefits of delivering as many homes as possible, and to be flexible in applying policies or guidance on the internal layout of developments especially for proposals on brownfield land. This policy would apply to all authorities…"

Sounds good. But the National Planning Policy Framework (NPPF) of December 2023 (and previous incarnations) essentially already says this at paragraph 124c, viz: “substantial weight” is to be afforded to use of brownfield land for housing delivery. How is "significant weight to the benefits of delivering as many houses as possible" really any different?

The proposed need for authorities to be "flexible in applying policies or guidance on the internal layout of developments" is broadly to be welcomed, as is the counterpoint that "national policy would continue to expect that new development would provide acceptable living standards" . This relates particularly to levels of internal daylight and sunlight within developments. My experience has been that published guidance on this matter is too often taken prescriptively and is overly restrictive on development. However, again, the NPPF effectively already says this at paragraph 129c.

Crucially, for me, the consultation also says, "This proposal does not remove legal requirements nor the importance of other considerations relating to beauty or undermine wider considerations of character as part of the plan-making process" [and presumably decision-taking as well]. This is where it gets really interesting. There is clearly a pro-brownfield (I daresay anti-greenfield) residential development push from Government, implying the need for high densities and tall buildings in urban areas - but how will this square with the requirement for "beauty" and the ongoing need to consider townscape and visual impacts and the settings of heritage assets? The policy provisions relating to those matters remain unchanged. These are just some of the challenges to brownfield development in urban areas.

2. The 20 towns and cities subject to the urban uplift are to have the tilted balance triggered for brownfield sites, where their Housing Delivery Test score falls to 95% or below

The second of the two proposed changes would involve, "the application of the presumption in favour of sustainable development in respect of previously developed land only for those 20 towns and cities subject to the urban uplift, where their Housing Delivery Test score falls to 95% or below."

The table below lists the 20 urban uplift authorities, along with their Housing Delivery Test scores for 2022 (which were published on 19 December 2023), the current consequences under the existing NPPF, and the consequences if the Government's new policy were to be brought in.

* I have not broken this down per London Borough for the purposes of brevity.

It can be seen that Bristol, Southampton and Leicester are clearly at risk of the brownfield land tilted balance being applied, but most of the urban authorities are delivering housing very well against their assessed needs.

Ian Roach MRTPI MIEMA CEnv

Director

Roach Planning and Environment Limited

13 February 2024