Joel Semakula

Planning

Joel has a broad and dynamic practice covering all aspects of planning, compulsory purchase (CPO) and procurement law. His expertise spans planning inquiries, judicial reviews, statutory challenges and advisory work, with a particular focus on cases involving green belt issues, environmental impacts and large-scale developments. Joel’s experience as both sole and junior counsel equips him with the versatility to manage complex matters across various stages of the planning process. 

Recent highlights include:

Residential

• Acting for the developer (led by Rupert Warren KC) in the called-in application for the Northfleet Harbourside mixed-use redevelopment in Gravesham, Kent. The scheme includes up to 3,500 homes, commercial space, a new hotel and a new stadium for Ebbsfleet United Football Club.
• Securing permission for a 75 bed care home and 95 assisted living units in Beaconsfield (led by Charlie Banner KC), following a six-day inquiry, addressing Green Belt and Hillside considerations. This was the first appeal to consider the Government’s new ‘Golden Rules’ in the context of major development (APP/N0410/W/24/3348677).
• Securing permission for 96 residential dwellings in Uttlesford where the key issues were heritage, ancient woodland and highways impacts (S62A/2023/0019RD).
• Weston Homes plc v SSLHC [2024] EWHC 2089 (Admin): Representing Weston Homes PLC (led by James Maurici KC) in a statutory review of a refusal of a s.62A planning application for 96 dwellings.
• Representing residents’ groups and Parish Councils in challenges to local plans.

• Acting for the successful developer to resist the demolition of four London homes following highly contested enforcement proceedings.
• Acting for the successful appellant business owner (led by Paul Brown KC) in an enforcement appeal where the local planning authority alleged the material change of use (without planning permission) of a property to a mixed use as a nightclub and shisha lounge and required the cessation of the use.
• Advising enforcement authorities and defendants in planning enforcement proceedings, including public appeals and Magistrates’ Court hearings.

• Certificates of Lawful Use and Development
• Inappropriate development in the Green Belt, AONBs, and conservation areas
• Environmental Impact Assessments (EIA) and habitats concerns
• Climate change considerations, CIL regulations and s.106 obligations
• Deliberate concealment, planning conditions, and s.73 and s.96A applications

• Regularly instructed to investigate corporate complaints on behalf of local authorities against planning departments.

Compulsory Purchase and Compensation

• Advising acquiring authorities in respect of their rights to enter and survey land for the purpose of CPOs pursuant to the Housing and Planning Act 2016.

Highways, Footpaths and Rights of Way

Joel is regularly instructed on cases with a highways element. 

Examples of his recent instructions include:

• Smith v Great Yarmouth Magistrates' Court [2025] EWHC 1640 (Admin): Acting for a major landlord in an appeal by way of case stated before the Divisional Court on the question of the doctrine of statutory dedication.
• Acting for Hampshire County Council as local highways authority in the examination for the DCO for the M3 Junction 9 development.
• Advising a local planning authority on its powers to limit residents from new developments joining residents parking schemes.
• Acting for National Highways in the examination for the DCO for the A66 Northern Trans-Pennine project including providing specialist advice in respect of alternative route selection.
• Acting for the relevant highways authority and local transport authority (led by Richard Turney KC) on highways and compulsory acquisition issues related to the DCO for the Aquind Interconnector between France and England, including making oral representations before the Examining Authority.
• Acting in challenges brought pursuant to paragraph 35, schedule 9 of the Road Traffic Regulation Act 1984.
• Acting for Highways England (led by Samantha Broadfoot KC) in related inquiries investigating deaths on smart motorways.
• Advising (led by Alex Goodman KC) on a potential claim in respect of a number of Experimental Traffic Orders made by a
• Local council where carrying out the orders would lead to further breaches of NO2 legal limits and further exacerbate air quality concerns in the area.
  

Infrastructure

Joel has a varied practice covering all aspects of infrastructure law. Examples of his recent instructions include:

• Acting for the Civil Aviation Authority in the Luton and Gatwick Airports DCOs.
• Acting for Hampshire County Council as local highways authority in the examination for the DCO for the M3 Junction 9 development.
• Acting for Warwickshire County Council in an opposed Cycle Track Order hearing convened pursuant to s.3 of the Cycle Tracks Act 1984.
  
• Acting for National Highways in the examination for the DCO for the A66 Northern Trans-Pennine project including providing specialist advice in respect of alternative route selection, equalities & discrimination and compliance with environmental legislation.
• Acting for the relevant highways authority and local transport authority (led by Richard Turney) on highways and compulsory acquisition issues related to the DCO for the Aquind Interconnector between France and England, including making oral representations before the Examining Authority.
• Advising the Royal Society for the Protection of Birds on environmental issues as part of the examination in the Sizewell C DCO to build and operate a new nuclear power station.

Planning Appeals, Inquiries and Hearings

• Acting for the developer (led by Rupert Warren KC) in the called-in application for the Northfleet Harbourside mixed-use redevelopment in Gravesham, Kent. The scheme includes up to 3,500 homes, commercial space, a new hotel and a new stadium for Ebbsfleet United Football Club.
• Securing permission for a 75 bed care home and 95 assisted living units in Beaconsfield (led by Charlie Banner KC), following a six-day inquiry, addressing Green Belt and Hillside considerations. This was the first appeal to consider the Government’s new ‘Golden Rules’ in the context of major development (APP/N0410/W/24/3348677).
• Securing permission for 96 residential dwellings in Uttlesford where the key issues were heritage, ancient woodland and highways impacts (S62A/2023/0019RD).
• Securing permission for 94 residential dwellings in St Albans (led by Zack Simons KC), where the key issue was Green Belt impact (APP/B1930/W/24/3343986).
• Acting for the successful Rule 6 Party (Mincing Lane Protection Group) in a five-day planning inquiry, which was one of the first appeals to challenge a proposal for DMS housing where key issues were Rural Exception Sites and Very Special Circumstances for Green Belt development (APP/D3640/W/20/3248358).
• Acing for the developer in a ten-day inquiry (led by John Litton KC) for 424 residential dwellings in Uckfield, where the key issue was ancient woodland.

Planning Judicial and Statutory Reviews

• Weston Homes plc v SSLHC [2024] EWHC 2089 (Admin): Representing Weston Homes PLC (led by James Maurici KC) in a statutory review of a refusal of a s.62A planning application for 96 dwellings.
• Acting for Fareham Borough Council (led by Tim Corner KC) in judicial review proceedings challenging the Secretary of State’s decision to place the Council in “special measures” under s.62A of the Town and Country Planning Act 1990.
• Acting for the successful Parish Council (led by Sasha Blackmore KC) to challenge a new housing development of 64 dwellings in a small village on the basis that it was outwith the resolution to grant.
• Acting for the Forestry Commission in judicial review proceedings.

Residential

• Acting for the developer (led by Rupert Warren KC) in the called-in application for the Northfleet Harbourside mixed-use redevelopment in Gravesham, Kent. The scheme includes up to 3,500 homes, commercial space, a new hotel and a new stadium for Ebbsfleet United Football Club.
• Securing permission for a 75 bed care home and 95 assisted living units in Beaconsfield (led by Charlie Banner KC), following a six-day inquiry, addressing Green Belt and Hillside considerations. This was the first appeal to consider the Government’s new ‘Golden Rules’ in the context of major development (APP/N0410/W/24/3348677).
• Securing permission for 96 residential dwellings in Uttlesford where the key issues were heritage, ancient woodland and highways impacts (S62A/2023/0019RD).
• Securing permission for 94 residential dwellings in St Albans (led by Zack Simons KC), where the key issue was Green Belt impact (APP/B1930/W/24/3343986).
• Acting for the successful Rule 6 Party (Mincing Lane Protection Group) in a five-day planning inquiry, which was one of the first appeals to challenge a proposal for DMS housing where key issues were Rural Exception Sites and Very Special Circumstances for Green Belt development (APP/D3640/W/20/3248358).
• Acing for the developer in a ten-day inquiry (led by John Litton KC) for 424 residential dwellings in Uckfield, where the key issue was ancient woodland.
• Acting for the commercial developer (led by James Maurici KC) in a ten-day inquiry appealing the decision to refuse planning permission for a mixed-use development in Takeley.

Environment

Joel has a diverse and impactful practice spanning all aspects of environmental law. He combines litigation, advisory work and strategic advocacy to tackle complex environmental issues for a range of clients, including energy companies, local authorities, conservation groups and private individuals. His extensive experience includes addressing climate change, biodiversity protection, conservation challenges and environmental compliance. Recent highlights include:

High-Profile Litigation:

• Shell UK Ltd v Persons Unknown [2023] EWHC 1229 (KB): Acting for Shell (led by Myriam Stacey KC) in a leading High Court case on non-party challenges to ‘Persons Unknown’ injunctions, securing orders to restrain unlawful protest activity across multiple sites.
• Wilkinson v LB Enfield v Tottenham Hotspur Ltd (KB) [2024] EWHC 1193 (Admin): Representing Tottenham Hotspur Football Club (led by James Maurici KC) in resisting a judicial review challenging the disposal of open space land under s.123 of the Local Government Act 1967.
• Acting for a statutory highways authority (led by David Elvin KC and Myriam Stacey KC) in committal proceedings against environmental protestors.

• Advising a global energy company on securing land rights for the installation of EV chargers, facilitating a transition to sustainable energy infrastructure.
• Providing guidance to the Minerals Planning Authority on enforcement options to ensure compliance with restoration obligations for a former colliery site.
• Assisting the Royal Society for the Protection of Birds on legal and environmental issues affecting conservation efforts.

• R (Cox) v Forestry Commission [2023] EWHC 3332 (Admin): Acting for the Forestry Commission in judicial review proceedings.
• Acting as sole counsel for a Parish Council to quash a Certificate of Lawful Existing Use or Development for a motocross track in an AONB, protecting the area on environmental grounds.
• Representing a Town Council at a planning inquiry, objecting to the development of an energy-from-waste facility due to air quality and other environmental concerns.
• Appearing at the Hatfield Aerodrome Quarry Appeal Pre-Inquiry Meeting, addressing water quality impacts linked to mineral extraction.

• Advising  on a potential challenge to Experimental Traffic Orders due to breaches of NO2 legal limits (led by Alex Goodman KC) and exacerbation of air quality concerns.
• Acting for a global environmental charity on a potential climate change-related challenge to planning permission for a service station near sensitive conservation areas.

Other experience:

• As an in-house litigator at a major oil company, Joel provided counsel on environmental and decommissioning claims, gaining invaluable insight into the intersection of commercial priorities and environmental compliance.

Property

Joel brings extensive expertise in property law, combining practical experience with a nuanced understanding of the intersection between property rights and human rights. His practice spans residential and commercial property matters, from high-stakes litigation to strategic advisory work. As the designated Property pupil, Joel built a strong foundation in this area, having developed his experience previously at the Court of Appeal. 

Recent instructions include:

Property Rights and Protest Actions:

• Shell UK Ltd v Persons Unknown [2024] EWHC 3130 (KB): Acting for Shell and other major commercial entities to secure urgent interim injunctions preventing trespass and nuisance in response to large-scale protest activity.
• National Highways Ltd v Heyatawin [2021] EWHC 3093 (QB): Representing National Highways in proceedings to prevent trespass and disruption caused by protest group ‘Insulate Britain’ on the strategic road network, including related contempt proceedings in the Divisional Court.
• Smith v Great Yarmouth Magistrates' Court [2025] EWHC 1640 (Admin): Acting for a major landlord in an appeal by way of case stated before the Divisional Court on the question of the doctrine of statutory dedication.

• Wilkinson v LB Enfield v Tottenham Hotspur Ltd (KB) [2024] EWHC 1193 (Admin): Acting for Tottenham Hotspur Football Club (led by James Maurici KC) resisting judicial review of a decision to dispose of open space land under s.123 of the Local Government Act 1967.
• Annington Property Ltd v Secretary of State for Defence [2023] EWHC 1154 (Admin): Assisted with High Court proceedings (led by Zia Bhaloo KC and James Maurici KC) in a landmark £8 billion leasehold enfranchisement and judicial review case, one of The Lawyer’s top 20 cases of 2023.
• Acting for the defendant (led by David Holland KC) in a ten-day trial in the High Court where the claimants seek his removal as a trustee and substantial damages for alleged breach of trust.

Commercial Property:

• Advising a major food retailer defending a trespass claim linked to preparatory works for a new superstore.
• Representing a global energy company to recover £3 million in overpaid rent for petrol station sites.
• Advising a global energy company with disputes over EV charger installation rights on third-party land.

Joel’s practice also extends to drafting and advisory work on a broad range of property-related issues, from restrictive covenants, rights of way, open space, enforcing landlord covenants to structuring transactions.

His interest in the interplay between property rights and human rights has seen him present at leading conferences, including the Property Litigation Association Conference and Landmark Chambers’ Land Conference.

Public and Administrative

Joel has a varied public law practice and is a former member of the Attorney-General’s junior junior scheme. Examples of his recent instructions, as both sole and junior counsel, include

• Wilkinson v LB Enfield v Tottenham Hotspur Ltd (KB) [2024] EWHC 1193 (Admin): Acting for Tottenham Hotspur Football Club (led by James Maurici KC) resisting an application for judicial review of LB Enfield’s decision to dispose of open space land to the Club engaging s.123 of the Local Government Act 1967.
• Acting for the Forestry Commission resisting a judicial review claim against its decision to issue an enforcement notice following non-compliance with a restocking notice.
• Acting for Fareham Borough Council (led by Tim Corner KC) in judicial review of decision of Secretary of State for Levelling Up, Housing and Communities to place the Council in “special measures” pursuant to s.62A of the Town and Country Planning Act 1990.
• Weston Homes plc v SSLHC [2024] EWHC 2089 (Admin): Acting for Weston Homes PLC (led by James Maurici KC) in statutory review of refusal of planning permission by Secretary of State’s Inspector following the Claimant’s s.62A application for planning permission for up to 96 dwellings in Uttlesford.
• Acting for Humber and North Yorkshire Integrated Care Board in Court of Protection proceedings related to the deprivation of liberty and provision of care for individuals with significant needs.
• Acting for the Appellant in his appeal before the Upper Tribunal against the decision of the Disclosure & Barring Service to include him on the Adult’s and Children’s Barred Lists.
• Wallpott v Welsh Health Specialised Services Committee [2021] EWHC 3291 (Admin): Acting for NHS Wales (led by David Lock KC) in a judicial review of a decision not to approve NHS funding to meet the costs of the Claimant’s treatment for terminal illness where it was determined she did not fall within the policy to permit independent patient funding.
• Annington Property Ltd v Secretary of State for Defence [2023] EWHC 1154 (Admin): Assisting with High Court proceedings (led by Zia Bhaloo KC and James Maurici KC) in high value (approx. £8Bn) leasehold enfranchisement and judicial review. This was one of the Lawyer’s top 20 cases of 2023.
• Acting for the successful Leader of the Opposition of a local authority in disciplinary proceedings and defending her right to free speech before the Standards Committee.
• Acting for a child in a race discrimination claim against her school.
• Acting for NHS Blood & Transplant (led by Charlie Corey-Wright KC), a core participant in the Infected Blood Inquiry.
• Assisting with the Secretary of State’s appeal to the Supreme Court against Begum v Special Immigration Appeals Commission [2020] EWCA Civ 918 concerning deprivation of citizenship and leave to enter to participate in judicial proceedings.
• Acting for the Claimant (led by Fiona Scolding KC), who has Autism Spectrum Disorder and learning disabilities, bringing a claim for damages flowing from breaches of Article 3, Article 5 and Article 8 of the ECHR and professional negligence in respect of his ill-treatment in hospital while detained under s.3 of the Mental Health Act 1983.
• Assisting the Department of Health and Social Care with a review of legislation in preparation for a new Health and Social Care Bill.
• Acting in oral permission renewal hearings in the High Court.
• Drafting and advising on matters related to just satisfaction under the ECHR and data protection.

Joel regularly presents on the topic of the intersection between property rights and human rights at conferences including the Chancery Bar Association Annual Conference, Property Litigation Association Conference and Landmark Chambers’ Land Conference.

NHS, Health and Community Care

Joel’s previous commercial experience as an investment banker involved conducting analysis on strategic rationale of mergers, acquisitions, leveraged buyouts, equity and debt offerings, recapitalisations and other capital allocation decisions for healthcare companies. He brings that experience to his developing practice in healthcare law. His most recent instructions include:

• Acting for Humber and North Yorkshire Integrated Care Board in Court of Protection proceedings related to the deprivation of liberty and provision of care for individuals with significant needs.
• Wallpott v Welsh Health Specialised Services Committee [2021] EWHC 3291 (Admin): Acting for NHS Wales (led by David Lock KC) in a judicial review of a decision not to approve NHS funding to meet the costs of the Claimant’s treatment for terminal illness where it was determined she did not fall within the policy to permit independent patient funding.
• Acting for NHS Blood & Transplant (led by Charlie Corey-Wright KC), a core participant in the Infected Blood Inquiry.
• Acting for the Claimant (led by Fiona Scolding KC), who has Autism Spectrum Disorder and learning disabilities, bringing a claim for damages flowing from breaches of Article 3, Article 5 and Article 8 of the ECHR and professional negligence in respect of his ill-treatment in hospital while detained under s.3 of the Mental Health Act 1983.
• Assisting the Department of Health and Social Care with a review of legislation in preparation for a new Health and Social Care Bill.

Rating and Valuation

Joel is developing a varied practice covering all aspects of rating law.

• Acting for the Appellant in a council tax appeal before the Valuation Tribunal.
• Acting for the successful local authority in the High Court resisting an application for permission to judicially review a decision not to grant coronavirus grants and small business rates relief.

Joel is a regular speaker at Chambers’ annual rating conference.

Local Government

With a strong track record of advising and representing local authorities, we offer expert legal support across a diverse range of areas and issues. Recognised for our clear, pragmatic legal guidance and strong advocacy, we are well-placed to support local government bodies in meeting complex and evolving challenges.

Cross-practice

Landmark's barristers often work at the intersection of our core practice areas; bringing a wide range of skills, knowledge and experience to bear on a particular dispute or issue facing a client.

Our focus is always on achieving the best possible outcome for our client. By viewing the client's objectives in a holistic way - and not purely through the lens of one rigidly-defined legal area - we deliver the best possible advice and representation in complex matters that engage multiple specialist areas of law. 

Whether it's providing support as an individual cross-practice barrister or a cross-disciplinary team of Landmark counsel, we are able to draw on an outstanding array of complementary skillsets and knowledge bases. This often achieves a better result than instructing multiple barristers from different specialist sets. This also improves the quality of client care through increased levels of communication, quicker response times, and a coordinated approach to clerking and fees, made possible by our team-based cross-practice approach.

Please contact our practice management team for more information.

ADR

Commercial

Joel has a varied practice covering all aspects of commercial/arbitration law, having come to the Bar with significant commercial experience, including investment banking, in-house litigation within a major corporation and assisting leading commercial judges in the Court of Appeal. Examples of his recent instructions include:

• Advising a major developer on options for securing specific performance of a contract for sale of land.
• Appearing for the successful judgement creditor in a claim for an order for sale to enforce payment of a debt in the sum of approx. £300,000.
• Appearing for the respondent company in the Insolvency and Company Courts to resist an application for an interim payment on account of costs in the amount of £920,000 in insolvency proceedings.
• Advising a global energy company on recovery of approx. £3m overpaid rent in respect of its petrol station sites.
• Appearing for the Claimant in the County Court in a preliminary hearing in an approx. £1m claim for damages for breach of contract related to the operation of a car boot sale business.
• Appearing for the successful professional recruitment company resisting a claim brought in the County Court by a potential recruit for breach of contract.
• Acting for an events planner claiming significant damages in the County Court against a venue and caterer for breach of contract.
• Advising a developer on the commercial and property law implications of adopting a particular structure for commercial property transactions.
• Acting for a landlord seeking to recover rent arrears from a commercial tenant resisting the claim on the basis that its lease was discharged by frustration of common purpose by the coronavirus business closure regulations.
• Providing advice and drafting on matters such as negligence, contractual interpretation, mistake, rectification and misrepresentation.

Costs Litigation

Joel is developing a varied costs practice. His recent instructions include:

• Acting for the payor to resist an application for payment on account of costs in the amount of £920,000 where the other side’s costs award in the application were reduced from approx. £14,000 to £1,500.
• Acting for the successful defendant in its claim for indemnity costs following the discontinuance of proceedings against it which the judge accepted were an abuse of process.
• Acting for the successful landlord in recovering its costs under an indemnity provision in a lease following service charge proceedings that had been transferred from the County Court to the First-tier Tribunal (Property Chamber).
• Acting for a London local authority in detailed assessment proceedings in the Senior Courts Costs Office following settlement of a large number of housing disrepair claims.
• Advising on settlement and using set off to resist a costs application following the discontinuance of property proceedings.

Joel also has experience in obtaining and/or setting aside default cost certificates.

Public Interest Litigation