- Planning permission
:"See Development Control for an overall explanation of how control under the Town and Country Planning legislation is operated in the United Kingdom"
Planning permission or planning consent is the permission required in the
United Kingdomin order to be allowed to build on land, or change the use of land or buildings. Within the UK the occupier of any land or building will need title to that land or building (i.e. "ownership"), but will also need "planning title" or planning permission. Planning title was granted for all pre-existing uses and buildings by the Town and Country Planning Act 1947. Since that date any new "development" has required planning permission. "Development" as defined by law consists of any building, engineeringor miningoperation, or the making of a material change of use in any land or building. Certain types of operation such as routine maintenance of an existing building are specifically excluded from the definition of development. Specified categories of minor or insignificant development are granted an automatic planning permission by law, and therefore do not require any application for planning permission. These categories are referred to as permitted development.
In the case of any proposal there is therefore a two stage test: "is the proposal development at all?" and, if the proposal is development, "is it permitted development?" Only if a development is not permitted development would an application for planning permission be required. An application for planning permission should be made to the
Local Planning Authority(LPA).
Local Planning Authorities are generally the local Borough or District Council ('Local Authority' in Scotland), although an application for a mining operation, minerals extraction, or a
waste managementfacility would be decided by the local County Council in non-metropolitan areas. Within a National Parkplanning applications are submitted to the National Park Authority.
All LPAs have their own website which will access relevant application forms, contact details and other relevant documents. They are generally receptive to pre-application discussion in order to clarify whether a proposal will require planning permission and, assuming that it does, the probability of such planning permission being granted.
The law requires that all applications for planning permission should be decided in accordance with the policies of the "
development plan" – unless material planning considerations indicate otherwise. The decision on any planning application is therefore "policy-led" rather than "influence-led". Although the public and nearby residents will be consulted about almost any planning application, the decision will not be made on the grounds of popularity or unpopularity. The framing of the decision by reference to published planning policy prevents the decision on a planning application being made on grounds which are arbitrary, perverse, or subject to impropriety.
It is therefore most important that an applicant for planning permission satisfy themselves about the relevant local development plan policies before making an application. These can also be viewed via the LPA's website, or the UK government's Planning Portal, which provides a nationwide clearing house on planning information and advice for both government and local planning policies. As a practical matter it is very advisable to discuss proposals with the LPA before incurring the fees and other costs that are involved in making a planning application, or the delays and abortive costs that would arise from the refusal of planning permission.
Types of application
A number of different types of planning permission can be applied for:
#Full Planning Permission: A full planning permission would grant permission for all aspects of the proposed development, although it would generally be subject to various conditions (see below).
#Outline Planning Permission: Outline planning permission cannot be granted for a proposed change in the use of land or buildings. It might be appropriate when an applicant is seeking an agreement "in principle" to a proposed development, without being committed to a particular form of design or layout.
#Approval of "Reserved Matters" Seeking permission for those aspects that were not dealt with in an outline planning permission, or seeking approval of aspects of a development which were reserved by a planning condition in an earlier grant of full planning permission.
#Renewal of planning permission: This would arise when an earlier outline or full planning permission was subject to a time-limiting condition which has since expired. In essence this requires the entire planning application to be reviewed in light of current rather than previous planning policies. Applications for renewal of an earlier planning permission are usually granted anew, unless there has been a significant change in the relevant material considerations which are to be weighed in the decision.
#Removal or alteration of a planning condition: As a matter of law, conditions should only be imposed on a grant of planning permission when compliance with that condition is essential to make an unacceptable development acceptable – so it would be refused planning permission were it not for that condition. If the applicant or developer wished to proceed with a development without compliance with a condition, or perhaps with the condition in an alternative form, then an application can be made to "vary" the condition concerned – possibly by deleting it or offering an alternative form of words. Note that the LPA cannot alter any planning condition which imposes a time limit when the development is to be commenced. That would require a re-application for full or outline planning permission.
Planning permissions are usually granted subject to a planning condition which requires the development to be commenced within 3 years. Typically they will also include a number of other conditions, for example the scheme to be built in accordance with the approved drawings, trees to be planted as per the landscape scheme and replaced if they die in the first few years, or the colour and finish of external materials to be approved by the Local Authority. Some of these will need to be complied with before any work starts on site; others will take effect once the development is commenced, or later.
Most conditions imposed on a granted planning permission will relate to implementation of works within the actual site of the application (the edges of which must be defined by a red line marked on an accurately scaled map of the site, usually an
Ordnance Surveyextract, accompanying the application). If there is a need to control aspects of the development which are required to occur outside the defined application site (such as related highway improvements) then the implementation of those aspects can be required by a Grampian condition. This would be worded to the effect that the development being permitted must not be commenced (or must not be occupied, as appropriate), until the required off-site works had been completed.
Planning conditions are imposed to require that something is done or not done by the developer in order to make the development acceptable. Sometimes, planning permission will only be granted subject to the applicant entering into a legal agreement under Section 106 of the Town and Country Planning Act requiring that cetain things be done or money be paid to the Local Planning Authority e.g to contribute towards the improvement of a highway junction serving the development before the development commences. Such contributions can only be required if they are necessary to make the development acceptable and relate directly to the development proposed.
See the entry under
Development Controlfor an explanation of the general principles which apply to the deciding of planning applications by a Local Planning Authority.
Town and country planning in the United Kingdom
Section 106 agreement
Environmental impact assessment
Flood risk assessment
* Building regulations
* [http://www.planningportal.gov.uk UK Government Planning Portal]
* [http://www.communities.gov.uk/index.asp?id=1143908 Planning Policy Statement 22 (PPS22) on renewable energy]
* [http://www.communities.gov.uk/index.asp?id=1505140 Planning Policy Statement consultation: Planning and Climate Change]
* [http://www.planningapplicationmaps.co.uk Ordnance Survey planning application maps online]
* [http://www.planningalerts.com PlanningAlerts.com - a free postcode based email alert system]
* [http://www.labc-services.co.uk/site/index.php UK Building Control]
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Look at other dictionaries:
planning permission — ➔ permission * * * planning permission UK US noun [U] UK ► PROPERTY official approval from a local government authority to build something new, or to make changes to an existing building: apply for/get/have planning permission »We now have… … Financial and business terms
planning permission — noun Permission from a local authority to erect or convert a building or to change the use to which a building or piece of land is put • • • Main Entry: ↑plan * * * planning permission UK US noun [uncountable] british official permission from… … Useful english dictionary
planning permission — permission to develop land or buildings. The need for such permission is the linchpin of the system for controlling the development of land in the UK; before land can be developed, planning permission for such development must be granted by the… … Law dictionary
planning permission — planning permissions N COUNT In Britain, planning permission is official permission that you must get from the local authority before building something new or adding something to an existing building … English dictionary
planning permission — UK / US or planning consent UK / US noun [uncountable] British official permission from local government to make changes to the structure of a building, or to build a new one … English dictionary
planning permission — ► NOUN Brit. ▪ formal permission from a local authority for the erection or alteration of buildings … English terms dictionary
planning permission — planning per,mission or planning con,sent noun uncount BRITISH official permission from a local government to make changes to the structure of a building, or build a new one … Usage of the words and phrases in modern English
planning permission — planning per.mission n [U] BrE official permission to build a new building or change an existing one … Dictionary of contemporary English
planning permission — Permission that must be obtained from a local authority in the UK before building on or developing a site or before changing the use of an existing site or building, in accordance with the Town and Country Planning Act (1971) … Big dictionary of business and management
planning permission — noun legal permission to construct on ones land, or to change the use of the land … Wiktionary