Planning Plus is well versed in Environmental Impact Assessment (EIA). Our approach is focused on minimising environmental impacts by using preliminary impact studies and planning policy analysis to embed mitigation into the project design from the start, thereby increasing its likely planning acceptability. We offer the following services: Specialist team assembly; EIA Screening and Scoping; EIA Co-ordination; ES Review.
PLANNING PLUS
From concept to consent, Planning Plus has close to 30 years of Client-side experience in delivering major infrastructure planning permissions. This unique commercial insight into the planning process, coupled with a 100% commitment to the project and a high quality evidenced based approach, means Planning Plus has what it takes to deliver for our Clients.
We specialise in large-scale energy, waste management and transport projects but also enjoy working in other development sectors such as tourism. We are experienced in delivering permissions through the Town and Country Planning Act 1990, the Electricity Act 1989 and the Planning Act 2008 and have worked in in England (DCO proposals), Wales (DNS proposals) and Scotland.
Planning Plus can particularly contribute to projects requiring a more strategic approach. It does this by drawing on its excellent working relationships with specialist advisors, and our extensive day to day experience of managing the whole range of commercial, environmental, socio-economic, community liaison and political influences that shape the planning process. We keep a close eye on the fine detail, leaving no stone unturned in the search for solutions and success.
Rachel Ness combines that strategic overview and attention to fine detail that every planning project needs.
Michael Humphries, QC, Francis Taylor Building
Chartered member of the Royal Town Planning Institute
RACHEL NESS
- Chartered Member of the Royal Town Planning Institute
- Nearly 30 years planning and environmental experience in major infrastructure development
- Planning Director reporting to Chief Officer and shareholder level:
- Aardvark Environment Matters for 2 years – secured c. 100MW solar consents with another 350MW in the pipeline
- London City Airport for 7 years – secured planning permission for £500 million airfield and terminal redevelopment and expansion and new hotel. Included compulsory acquisition. Delivered consent for UK’s first Digital Air Traffic Control Tower.
- Covanta Energy for 4 years – secured DCO for UK’s first ever Nationally Significant Infrastructure Project
- Cory Environmental for 7 years – secured consent for Thames River served EfW facility, largest in UK
- Energy Power Resources Limited for 2 years – delivering consents for biomass and EfW power stations
- Unique commercial insight to planning process
- Excellent track record of successful and proactive project management
- Strategic overview and solutions orientated
- Skilled at effective and meaningful engagement with key stakeholders and local community
Over a number of years I was part of a consultant team that supported Rachel as she led the delivery of a complex infrastructure project from inception to consent and implementation. The proposal was controversial, with significant local opposition and some political headwinds which created significant challenges. Through it all, Rachel demonstrated a tremendous energy and drive, whilst also fostering a strong, collaborative and solution-focused culture in the project team. Rachel also had an incredible eye for detail while never losing sight of the bigger picture; in particular, it was evident that Rachel always kept the objectives of the Board and the shareholders uppermost in her mind, as well as the importance of ensuring that in this most public of arenas, the company conducted itself in a fair and transparent way and that its corporate reputation was protected. Rachel provides the driving force behind a project; she combines commerciality with an intimate knowledge of the planning system and its levers to help navigate the path to a successful conclusion.
Duncan Field, Partner, Town Legal LLP
WHAT WE DO
Projects
Image source: Covanta Energy
Rookery South Resource Recovery Facility (RRF), Bedfordshire
This was the first Nationally Significant Infrastructure Project (NSIP)to be validated and examined under the Planning Act 2008. Rachel collaboratively project managed the preparation of all the Development Consent Order (DCO) application documentation (which included compulsory acquisition), leading an excellent expert team of legal advisors, environmental and transport specialists, engineers and architects.
She led the iterative design process from start to finish, informed through extensive front loaded stakeholder and local community engagement and rigorous environmental assessment. Mitigation through design was at the heart of the project with Rachel ensuring the landscape and visual impact sensitivities were front and centre to the architectural treatment of the building and wider site setting.
The Alternative Site Assessment was a key underpinning piece of planning evidence (appraising over 300 sites), as was the in parallel Environmental Permit application and Review of Old Mineral Permission (ROMP) linked to site’s location in a former clay pit. Rachel co-ordinated all of these within the yet untested DCO process. This included overseeing the legal team engaged in the UK’s first DCO Special Parliamentary procedure in the House of Lords.
Alongside this Rachel was the planning advisor on the municipal waste management contract bids to supply the Rookery South RRF with fuel.
London City Airport
Rachel was responsible for securing planning permission for the Airport’s £500 million ten-year growth plan. This is known as the City Airport Development Programme (CADP). It is a comprehensive redevelopment of the Airport and included a parallel taxiway, eight aircraft stands, extended passenger terminal, forecourt and hotel.
Rachel led the preparation of the planning application and accompanying documents, including an extensive Environmental Statement.
Significant objections were raised covering construction and aircraft noise, transportation including impacts on the Docklands Light Railway and questioning the need for new airport capacity.
Rachel and her team resolved all technical objections to the satisfaction of the Local Planning Authority, and then again to Officers advising the then Mayor of London, Boris Johnson. Boris refused CADP however, and Rachel managed the Airport’s appeal team. She gave evidence under cross-examination at the Public Inquiry and again at the related CPO Inquiry.
Planning permission and the CPO was subsequently granted. Construction is now well underway following the discharge of over 50 pre-commencement planning conditions which Rachel directed through the approval process with her Team.
Rachel undertook planning due diligence for the sale of the Airport in 2016 for £2bn to a consortium led by the Ontario Teachers pension fund and Borealis.
Image source: London City Airport
Image source: Baca Architects
Ashwicken Lake Wellness Resort, Norfolk
Working with award winning Baca Architects, Rachel led the preparation of the planning submission (including Environmental Statement) for this £35 million private investment for a unique eco-resort on a 80ha site around a lake created from a former sand quarry. It comprises a Clubhouse on the water and 154 innovative floating and lakeside holiday lodges and apartments, including tree house accommodation. Its vision is centred around outstanding sustainable architectural design combined with an enhanced biodiverse natural landscape to create a recreational and wellness holiday experience.
Walpole Bank Solar Farm, Norfolk and Larks Green Solar Farm, South Gloucestershire
Rachel prepared the planning application, Planning Statement and Environmental Statement for the recently consented 40MW solar farm and battery storage at Walpole Bank, Norfolk.
She project managed the environmental team including on topics such as noise, agricultural land quality, cultural heritage, landscape and visual and glint and glare. The iterative approach to design meant she was able to support the Client from Concept Design to Final Design that was consented with Parish Council support under delegated powers.
The work prepared by Rachel for Walpole Bank was successfully used to deliver another consent for a 49.9MW solar farm in South Gloucestershire, located in Green Belt.
Rachel is fulfilling the same lead role on five other c.50MW solar farms across the country, including other Green Belt sites.
Image source: London City Airport
Digital Air Traffic Control Tower, London City Airport
Rachel utilised permitted development rights in a way never previously done to secure a 50m high Digital Air Traffic Control Tower, the first of its type in the UK.
She worked closely with NATS, the London Borough of Newham as Local Planning Authority and the Airport’s Community Liaison Group to ensure the technology, built form and safety issues were clearly understood and concerns addressed.
It replaces the Airport’s previous conventional tower which was manned by on-site air traffic controllers. Now, at a location away from the Airport, controllers use high definition cameras and remote sensing technology to safely and efficiently manage aircraft take offs, landings and movement around the airfield.
London City Airport Airport Master Plan
In 2017-18 Rachel commenced the update to the 2006 Airport Master Plan. She assembled the necessary experts to advise the Executive Team and shareholders on forecast growth, infrastructure delivery, noise and air quality impacts and surface access requirements. Key issues to address related to extending airport operating hours, climate change and carbon emissions, air quality and aircraft noise. In addition, and separate to the master plan process, Rachel worked with the Operations Team to co-ordinate delivery of the Stage 1 airspace change process to integrate into the new Master Plan.
Image source: London City Airport
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Rachel Ness brings a wealth of skills and experience developed through delivering consents for significant new aviation infrastructure such as London City Airport’s £500m CADP expansion and the UK’s first digital air traffic control tower. And both delivered successfully in the challenging political/planning environment of central London.
Karen Dee, Chief Executive, Airport Operators Association