Planning applications - residential

General guidance

In these pages we will try to guide you through the process of determining if you need planning permission, completing an application either on paper or electronically and calculating the payment you need to make.

Frequent references will be made to the Planning Portal website. Rather than duplicate information we link to the Planning Portal where we feel information or visual aids will assist you more precisely.

Building Regulations are likely to be required and the advice of the Building Control should be sought.

Permitted development

Extensions to residential properties do not always require planning permission, dependant upon their size and location - this is known as permitted development (PD).

The Town and Country Planning Act 1990 and the Town and Country Planning (General Permitted Development) Order 1995 (as amended) dictate whether a proposal is permitted without the need for planning permission.

The interactive house on the Planning Portal explains when permission is required or not.

Prospective applicants should note that although general guidance may be given with regard to the need for planning permission, a formal determination in respect of any specific proposal may only be obtained through an application for a Certificate of Lawful Development or Use (under section 192 or 191 of the Planning Act).

This is a legally binding document which may prove useful when either selling a property or attempting to obtain a mortgage or loan for an extension.

When an application is made for a Certificate of Lawful Development or Use, the LPA will receive an application form, fee and plans showing the proposed development and will issue a certificate once it has been established that planning permission is not required for the proposal.

This is assessed on matters of fact (set out in the General Permitted Development Order) and is not assessed on merit, or against adopted policy or guidance or how the development will impact on neighbouring residents.

The Council is not obliged to consult neighbours on such applications.

In cases where the land owner is confident that the proposed development does not require planning permission, they can proceed without the benefit of receiving a Certificate of Lawful Development or Use and therefore the LPA would have no knowledge of the development (although Building Regulations may be required). However, the LPA strongly advises that an application for a Certificate of Lawful Development or Use is sought to avoid any possible enforcement action where the development may indeed require planning permission and not be acceptable

Some Permitted Development rights can be removed by the Council making an Article 4 Direction or through the use of conditions attached to planning permissions. It is important that you check that none of these rights have been removed for your property.

When planning permission is required

In the event that planning permission is required, you will need to submit a planning application. Your proposal will be assessed against adopted policies within the Unitary Development Plan and Supplementary Planning Guidance and Documents. Of most relevance is the Design Guidelines for House Extensions and External Alterations. Please ensure you have read these documents before you submit your application.