The Planning Protocol is our commitment to help local business through the planning process. It also explains the commitments that you as a business should give towards the process.
We will provide you with an opportunity to have an informal telephone conversation with the leader of the relevant area team (or their deputy if it is a minor matter), to meet the Duty Officer at the Civic Centre from 1pm any weekday. You must make an appointment in advance.
This will provide initial advice on whether planning permission will be necessary, potential issues and information requirements in relation to a planning application.
Officers will also provide information on other consents that may be necessary and key contacts, for example, building control and licensing.
Before you start, use Planning Portal to check whether you need permission for your plans.
We can save you time and effort by going through your planning ideas or problems before they reach the formal application stage. This enables us to give you advice and opinions while helping you to avoid any pitfalls, and helps to minimise delays when applications are submitted.
With the exception of the larger developments and change of use (over 100 sq m floorspace), pre-application advice is provided free to local businesses when proposing the development (including change of use) of premises for their business use.
When a planning application is received, planning officers notify the public or neighbours, and consult with other council departments and any other affected people or organisations. We might notify the public or neighbours by:
The statutory consultation period is three weeks.
If there are issues of concern, we will instigate a review meeting within six weeks of registration of the application and identify amendments that could address any issue or problems. Wherever possible, we would not refuse an application from a local business without first discussing the reasons and any ways of overcoming these.
It is important to recognise that while we want to support local businesses there will continue to be proposals that are unacceptable. Planning legislation requires that all decisions on planning applications are taken in accordance with the Development Plan, unless material considerations indicate otherwise. Where there are likely to be issues with a proposal, officers will provide advice as early in the processes as possible.
We will work with the Chamber of Commerce and other organisations to monitor the effectiveness of this Protocol. Views from businesses or other stakeholders on this Protocol and the planning service are welcome.
For a new building, you can make an outline application to find out whether the principle of development is acceptable. You do not need detailed drawings, but provide us with as much information as possible and discuss this before you submit the application. Permission for a change of use cannot be obtained via an outline application.
Once an outline application is granted, you will need detailed approval (reserved matters) before starting work. This application may include details of siting, design, external appearance, means of access and landscaping and needs to be consistent with the outline approval.
Full permission needs the submission of all details. It is compulsory for all changes of use and advisable for all applications if you want to start quickly.
For a planning application you need to submit:
You might also require Building Regulation Approval for buildings and extensions as well as planning consent.
Usually we will make a planning decision within eight weeks on a minor application or 13 weeks on larger, complex applications. Discuss this with us and we will agree a timetable.
For Building Regulation applications, decisions are normally made within five weeks or a maximum of two months where an extension of time has been agreed.
Yes, but the amount varies according to the development. It is not refundable unless the application is invalid on receipt and the planning assessment has not begun but not if you wish to withdraw before determination. However, if you withdraw an application or we refused a previous application, you can make a new application free of charge within 12 months if it is a similar character of development and the site has not been the subject of a ‘free go’ beforehand.
To construct new premises you will nearly always need to apply for planning permission.
The policies within the Local Plan will give you some indication of whether your proposal is likely to be acceptable.
It is worth talking to a planning officer before submitting an application. If there are difficulties, they may be able to suggest ways to make your proposal more acceptable.
The General Permitted Development Order indicates when, in general, an application for permission will or will not be required. It is likely that most extensions to business premises will require planning permission.
You are recommended to apply for a Lawful Development Certificate to ensure we have agreed the work to comprise permitted development, and so does not need planning permission.
If you are considering changing the use of a building or site, read about our Chang rules.
New illuminated signage at a building or site is likely to need advertisement consent. Further details on the types of signage that need consent are available from the Planning Portal.
Where consent is required, signage will need to be designed in accordance with the advice found in our Supplementary planning guidance for shopfronts and shopsigns(pdf, 1199KB).
If you required permission for work but did not obtain it, we may simply ask you to apply retrospectively. However, this can depend on the nature of the development and its effect on neighbours so we may consider it necessary to take enforcement action.
This involves issuing notices setting out the steps required to put things right and the date by which these must be implemented. You may be required to cease activities, or demolish problem buildings. If you have not complied with a condition imposed on the grant of planning permission, we may issue a breach of condition notice requiring you to carry out work to abide by the terms of the condition.
You can appeal against this but if an appeal is dismissed and a notice becomes effective, it is an offence not to comply and we can prosecute. Enforcement proceedings can be time-consuming and disruptive.
There is no right of appeal against a breach of condition notice and you will risk prosecution if you do not comply with it.
A guide to Enforcement Notice Appeals is available from The Planning Inspectorate.
Where the Building Regulations have been contravened, depending upon the seriousness of the particular case we can take enforcement action for a fine and/or require the offending works to be corrected to comply with regulations. In extreme cases it can require the offending works to be completely removed.
The Planning Portal’s Guide for Business gives a thorough overview of the business planning process.
We also have: