Planning and regeneration

1          BY TELEPHONE

1.1        General administrative and technical officer level advice will always be available during the working day.  However, if a matter is not straightforward callers will be asked to submit it in writing. Staffs are unable to spend substantial amounts of time dealing with telephone enquiries that involve research.

1.2       Verbal responses to questions as to the necessity of planning permission can only be based on the information provided. Experience has shown that this information is often too vague to allow for a definitive answer to be given. Callers will therefore be advised that the only manner in which a formal opinion can be obtained is by the submission of a Lawful Development Certificate application, which will involve full research and a site visit by a planning officer.              

1.3       In relation to requests for opinions on the general acceptability of developments callers will be sent copies of any relevant published advice such as Supplementary Planning Guidance Notes. 

1.4       A great deal of guidance is available on this site.

1.5       Where an enquiry relates to a specific property a record will be kept of the information provided and the advice given.

2          OVER THE COUNTER

2.1        Callers to the One Stop Reception area should complete the appropriate enquiry form prior to seeking advice. 

2.2        The minimum information required to answer most pre-application enquiries

For changes of use:

•    A site plan - not necessarily an OS extract
•    Details of the existing uses
•    Details of the proposed uses

For physical alterations including conversions:

As above plus:

•    Drawings showing the existing situation
•    Drawing showing the proposed works
•    Photographs of the site and the immediate vicinity

  3          WRITTEN

3.1        In order to provide a detailed reply the information described in paragraph 2.2 above should be submitted. In the absence of such information no detailed advice can be provided. However, where appropriate, relevant published guidance will be forwarded. 

 3.2        Replies may be by telephone.

3.3        Where enquiries relate to the necessity of planning permission or likelihood of planning permission being granted and are relatively straightforward, a written response will be issued within 10 - 15 working days, unless a telephone response is adequate.  However, written replies will be without prejudice and contain a caveat advising that the opinion is informal and that for a formal decision a Lawful Development Certificate or planning application should be submitted so that a site visit can be undertaken and all relevant circumstances taken into account. 

3.4       Replies can only deal with the general acceptability of a proposal. Reference will normally be made to relevant Supplementary Planning Guidance Notes. If an enquiry is asking of the likely acceptability of something not covered by an SPG, or is a departure from it, we will not be able to provide a detailed response. This is because a site visit will be required and these are only undertaken in association with an application or within the chargeable service. Due to the necessity of having to meet Central Government Targets for the determining of applications within specified periods, we will be unable to give comments on further amended pre-planning application proposals to the same person or company.  If an application is submitted which takes into account the information provided it might be appropriate to have further discussions at that stage. If the advice is ignored an early refusal of permission is likely to result.

3.5       We operate a chargeable pre-application service for most larger developments For more information, please go to the Pre-application planning advice service - charging scheme page.

Small and Medium sized enterprises

3.6        We will also supply free pre-application advice to help local businesses. This will give the more detailed response of the chargeable service but is partly funded by the Local Enterprise Growth Initiative (LEGI).

4       DISCLAIMER

4.1       We cannot offer advice that can bind the council. Also it is without the benefit of consultation or neighbour notification and the council is bound to take any representations into account in the preparation of any report on the subsequent application.