1. Introduction to Planning
Mark Turner
Development Manager

2. What is planning really all about?
Planning isn’t just about stopping bad things from happening
It’s proactive, encouraging development that delivers the right stuff for your community and accords with your plan and strategic objectives

3. Why is “development” always being mentioned?
“development” means the “carrying out of any building, engineering, mining or other operations in, on, over and under land or the making of any material change of use of any buildings or other land”
TCPA 1990 s.55

4. But why do we need planning permission?
“Subject to the following provisions of this section, planning permission is required for the carrying out of any development of land.” TCPA 1990 s.57

5. But planning permission isn’t required for everything …

6. A plan-led system
“In dealing with such an application the authority shall have regard to the provisions of the development plan, so far as material to the application, and to any other material considerations.”

7. Fitting it all together …
The Local Planning Authority is responsible for determining planning applications
The public can comment during the public consultation period
Applications are decided by DCC or under delegated authority
Applications can be made retrospectively
Refusals can be appealed to the SoS

8. How are decisions made? Development Plan – publicly available policies
Material considerations - decided by statements of national policy or by decisions of the courts
The weight that should be attached to each consideration in any particular case is for the decision maker

9. How long does this take? Planning Applications YTD 2014/15 Gov. target
Local target
Majors (13 weeks)
88%
60%
80%
Minors (8 weeks)
86%
82%
65%
Others (8 weeks)
87%
91%
90%
Validation
Current
Local Target
97% in 3 days
100% - 5 days
But there are always areas for improvement …

10. What can we take into account?
Material
Non-Material
Previous appeal decisions
Overshadowing
Highway issues
Smells and fumes
Layout and density of building
Loss or effect on trees
Nature conservation and biodiversity
Deficiencies in social facilities e.g. schools
Matters controlled under building regulations e.g. structural stability
Private issues between neighbours e.g. boundary disputes, damage to property
Loss of property value
Loss of view
Applicant’s personal circumstances (nb. rare exceptions)

11. Decisions Planning conditions may be imposed Run with the land
These are wide ranging and an alternative to a refusal
Restriction of the nature of business (e.g. hours of use, type of business to operate from the premises);
Further information to be submitted (e.g. contamination surveys, material samples, archaeological work, details of flues);
The provision of flood mitigation measures;
Landscaping details.

12. Engage with us …
Pre-application advice

13. Useful contacts Planning Aid Professional Advice (agent or consultant)
Local Councillors
Planning Portal
Royal Town Planning Institute
Planning Officers Society