- Full Planning Permission Applications
- Outline Planning Applications and Reserved Matters Applications
- Removing or varying a planning condition and Minor Material Amendments
- Approval of details reserved by planning conditions
- Non-Material Amendments to Planning Permissions
- Listed Building Consent
- Advertisement Consent
- 'Relevant Demolition' of an unlisted building within a conservation area
- Lawful Development Certificates
- Changes of use and associated operational development prior approval notifications
- Agricultural prior approval notifications
- Telecommunications prior approval notifications
- Demolition works
- Planning applications combined with applications for other consents
- Trees and hedges
- Environmental Impact Assessments
- Planning appeals
Householder Planning Applications and Householder Prior Approval Notifications
Home owners that require planning permission to extend their home will normally just need to apply for permission using the Householder planning application form. Less information needs to be provided than for many other types of application. If you are not familiar with the process however you are advised to employ an agent to apply for planning permission on your behalf, e.g. the architect or the person that drew your plans or a planning consultant who may be a member of the Royal Town Planning Institute.
Before you continue making an application, the first step is to find out whether planning permission is required. It may be that there is no requirement to make an application to the Council.
If you house is listed, or demolitions works are proposed in a conservation area, you may also need to apply for listed building consent and / or consent for 'Relevant Demolition' of an unlisted building within a conservation area. Further advice on these procedures is given below.
In May 2013 changes were made to allow householders to build larger rear single storey extensions without planning permission. Whilst full planning permission is not required, there is a requirement to notify the Council of an intention to develop and provide it with a certain amount of information. The Council will notify any adjoining premises that a development is proposed and where objections are received will assess the impact that the proposal has on the amenity of all adjoining premises.
04. Notification of a Proposed Larger Home Extension (prior approval notification).
A full planning application can be made to apply for planning permission to erect new buildings. As explained above home owners can use the simplified Householder application forms. A full planning application can also be submitted to change the use of land or a building (for example to change the use of a building used as a house to use as an office).
Where new buildings are proposed a full planning application requires the submission of all details of the proposal, usually including full floor plans, elevations, and other supporting information.
Applications for outline planning permission are used to establish that a development that is proposed is acceptable in principle. A proposal to use a piece of land for housing is commonly first submitted as an outline application. As the application is made in outline not all information is provided with the submission and these are known as the reserved matters. Matters that may be reserved include the access to a site, the appearance of the proposed buildings, and the layout of a development.
Outline applications cannot be submitted for the conversion of buildings, for changes of use of land or buildings, or for any development that is proposed within a Conservation Area.
If outline planning permission is granted it is necessary to submit a further application to gain approval for the 'reserved matters' before the development is implemented.
Planning permissions and other consents are often granted subject to conditions that need to be complied with. It is possible to make an application to remove or vary a condition that has been imposed by the Planning Authority. Examples of why an application may be made include the fact that circumstances have changed since the condition was imposed, or alternatively an applicant simply does not agree with the requirements of a condition.
A condition will usually be attached to planning permission that specifies the approved plans and drawings. It is possible to make an application to modify a planning permission by applying to amend the condition that specifies the approved plans so that it refers to modified plans. These are referred to as applications for minor material amendments. Where the proposed alterations are considered to be more than minor a new full application for planning permission is required. Very minor alterations that are not material can be approved as non-material amendments (see form 11).
Some planning permissions or other consents are granted subject to conditions that require further details to be submitted to and approved by the Planning Authority. For example, when it is not made completely clear in the application, it is not unusual for conditions to be imposed requiring the final building materials to be approved that are to be used in a development.
10. Application for approval of details reserved by condition.
Following a grant of planning permission, it may be necessary to make minor changes to the approved scheme. Where these are very minor in nature (non-material amendments) an application can be made to gain approval for the change. Whether or not a proposed change is non-material will depend on the circumstances of the case. There is no statutory definition of non-material, but as a general rule the Planning Authority is looking to satisfy itself that the change would only have a very minor impact on planning considerations and that the change to the scheme is unlikely to be something that others would wish to comment on or have concerns about.
If an application is successful, no new planning permission is created. The original permission still stands and should be read in conjunction with the decision letter sent in response to the non-material amendment application.
Permission for more significant alterations to a scheme may be obtained by applying for a 'minor material amendment' to a planning permission. Applications for 'minor material amendments' are made by applying to vary the planning condition that specifies the approved plans (see form 09. Application for removal or variation of a condition following grant of planning). Where the proposed alterations are considered to be more than minor a new full application for planning permission is required.
If a property is a Listed Building, consent is needed from the Council for works to extend, alter or demolish it. The internal features of a Listed Building are protected as well as the external features. It is a criminal offence to undertake unauthorised works to a listed building.
The display of advertisements will often require consent from the Council. When considering applications the Council will assess whether there is an acceptable impact on the character of the area and whether there are any public safety problems (such as danger to users of the highway).
Likely to be required when it is proposed to partly or wholly demolish an unlisted building in a Conservation Area.
14. Application for Relevant demolition of an unlisted building within a Conservation Area.
A Lawful Development Certificate provides a formal decision that an existing or proposed development is lawful. There are 2 different types of certificate:
a) Certificates for a proposed development or a proposed use, and
b) Certificates for an existing use or an existing development.
a) Certificates for a proposed development or a proposed use
This type of application is used to apply for a certificate that will establish whether a proposed building, an extension, or the use of a building or land, would require planning permission. A certificate can be of particular use to demonstrate to any future purchaser of your property that the development undertaken did not require planning permission. If you seek informal advice from the Council on the need for planning permission, Planning Officers may in some cases advise that you make an application for a Certificate for a proposed development or use, as based on the information available to them it cannot easily be established whether planning permission is required or not.
It is also possible to obtain a lawful development certificate for proposed works to a listed building and separate application forms are available for such proposals.
b) Certificates for an existing use or an existing development.
Developments that perhaps did not have planning permission in the first instance can become lawful with the passage of time. Development can become lawful where: -
- There has been a continuous use of land or buildings (other than a dwelling) for more than 10 years.
- A condition or limitation on a planning permission has not been complied with for more than 10 years.
- A building or other physical works have been completed for more than 4 years
- A building has been used as a dwelling for more than 4 years.
If granted the certificate will prove that the development or use is now immune from enforcement action. It is important to note that the onus is on the applicant to prove the case by supplying sufficient clear and precise evidence. If the evidence provided is inadequate, then the application is likely to be refused. A refusal does not prevent a further application being made with more clear and precise evidence.
In some cases the change of use of a building (and the associated operational development) can be undertaken as 'permitted development' and does not require planning permission from the Council. However, before the work can be undertaken the Council needs to be formally notified of an intention to carry out the work by submitting a prior notification application. The Council then has 56 days to decide whether it requires further approval of certain technical matters of the proposed development (the technical matters under consideration are dependent on the proposed change of use). If no request from the Council for further information is made, or if the Council confirms it is satisfied with the information provided, the development can be completed in accordance with the details supplied to the Council. The principle of providing the development cannot be questioned by the Council.
20. Prior Approval of Proposed Change of Use of a building from a Retail (Use Class A1 or A2) Use or a Mixed Retail and Residential Use to a use falling within Use Class C3 (Dwellinghouse), and for Associated Operational Development
23. Prior Approval of Proposed Change of Use of Agricultural Building to a flexible use within Shops, Financial and Professional services, Restaurants and Cafes, Business, Storage or Distribution, Hotels, or Assembly or Leisure
Certain types of agricultural and forestry development can be undertaken as 'permitted development' and do not require planning permission from the Council. However, before the work can be undertaken the Council needs to be formally notified of an intention to carry out the work by submitting a prior notification application. The Council then has 28 days to decide whether it requires further approval of the siting, design, or appearance of the proposed development. If no request for further information is made, or if the Council confirms it is satisfied with the information provided, the development can be completed in accordance with the details supplied to the Council. The principle of providing the development cannot be questioned by the Council. Please be aware that prior approval notifications cannot be used for all types of agricultural development and there are various limitations on the circumstances when the process can be used. For further advice on whether the process is applicable please visit Establishing whether permission is required.
Certain types of telecommunication equipment installations can be undertaken as 'permitted development' and do not require planning permission from the Council.
However, before any work can be undertaken the Council needs to be formally notified of an intention to carry out the work by submitting a prior notification application.
The Council then has 56 days to decide whether it requires further approval of the siting or appearance of the proposed development.
If no request for further information is made, or if the Council confirms it is satisfied with the information provided, the development can be completed in accordance with the details supplied to the Council. The principle of providing the development cannot be questioned by the Council.
The Application for Prior Notification of Proposed Demolition form should be used for proposals to demolish a building or structure.
Upon receipt of the notification the Council will make a decision on whether it requires further information on the method of demolition and any proposed restoration of the site. Planning controls over demolition do not apply to all buildings.
For further advice on whether the process is applicable please visit Establishing whether permission is required.The purpose of this control is to give the Council the opportunity to regulate the details of demolition in order to minimise the impact of that activity on local amenity.
For certain types of development proposals more than one type of consent is needed. If you do need to apply for two consent types, e.g. planning permission and listed building consent, combined forms are available which include the questions for both application types. Please be aware that if you use one of these combined forms, even though you only have to complete one form, it will be treated as two separate applications.