Source: http://planningguidance.communities.gov.uk/blog/guidance/when-is-permission-required/what-are-permitted-development-rights/
Timestamp: 2016-05-27 02:12:18
Document Index: 356364203

Matched Legal Cases: ['arts 1', 'art 3', 'sui generis', 'sui generis', 'art 3', 'art 11', 'art 11', 'art 11', 'art 16', 'art 14']

What are permitted development rights? | Planning Practice Guidance
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Permitted development rights are set out in The Town and Country Planning (General Permitted Development) (England) Order 2015, as amended. Permitted development for householders Technical Guidance has been issued by the Government. Revision date: 06 03 2014
Do all areas in England have the same permitted development rights? There is a range of exclusions which apply to permitted development rights in England. For instance, there are protected areas known as article 2(3) land, these cover:
Is it necessary to apply for planning permission where there are permitted development rights? Where a relevant permitted development right is in place, there is no need to apply to the local planning authority for permission to carry out the work. In a small number of cases, however, it may be necessary to obtain prior approval from a local planning authority before carrying out permitted development. Permitted development rights do not override the requirement to comply with other permission, regulation or consent regimes.
Is it necessary to contact the local planning authority before carrying out work under permitted development rights? For the purposes of planning, contact with the local planning authority is generally only necessary before carrying out permitted development where:
What if it’s not clear whether development is covered by permitted development rights? If it is not clear whether works are covered by permitted development rights, it is possible to apply for a lawful development certificate for a legally binding decision from the local planning authority.
Is development carried out under the General Permitted Development Order liable to a Community Infrastructure Levy charge? Development carried out using permitted development rights can be liable to pay a Community Infrastructure Levy charge. This depends on when development commences and whether there is a community levy charge in place. A developer would not be required to pay a charge where permitted development was commenced before 6 April 2013 or otherwise before a charging schedule was in effect. Where development is commenced after 6 April 2013 and a charging schedule is in place, they would be liable to pay a charge.
What is prior approval? Prior approval means that a developer has to seek approval from the local planning authority that specified elements of the development are acceptable before work can proceed. The matters for prior approval vary depending on the type of development and these are set out in full in the relevant parts in Schedule 2 to the General Permitted Development Order. A local planning authority cannot consider any other matters when determining a prior approval application.
What kind of information will the developer have to supply in connection with a prior approval application? This will vary on the particular circumstances of the case, and developers may wish to discuss this with the local planning authority before submitting their application. Local planning authorities may wish to consider issuing guidance, taking into account local circumstances and advice provided by the relevant statutory consultees. For example, this could set out whether a Flood Risk Assessment is likely to be required.
What happens if a prior approval application is not determined by a local planning authority? For some permitted development rights, including prior approval for certain changes of use, if the local planning authority does not notify the developer of their decision within the specified time period, the development can proceed. The relevant Parts in Schedule 2 to the General Permitted Development Order set out where this applies. Where this is not the case, non-determination can be appealed under section 78(2)(a) of the Town and Country Planning Act 1990.
Can a refusal of prior approval be appealed? If an application for prior approval is refused, the applicant has a right to appeal the decision under section 78(1)(c) of the Town and Country Planning Act 1990. More information on this is available in guidance on planning appeals.
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the size limits for householder single-storey rear extensions are increased from 4m to 8m for detached houses, and from 3m to 6m for all other types of houses. The new larger extensions are subject to a neighbour consultation scheme
change in use of a building in any use class to a state-funded school for a single academic year provided this has been approved by the minister with policy responsibility for schools;
change in use of a building from a use falling in class A1 (shops), A2 (financial and professional services), A3 (restaurants and cafes), A4 (drinking establishments), Class A5 (hot food takeaways), B1 (business), D1 (non-residential institutions), D2 (assembly and leisure) a betting office or a pay day loan shop to a flexible use falling within Classes A1 (shops), A2 (financial and professional services), A3 (restaurants and cafes) or Class B1 (business) for a single continuous period of up to two years.
What happens if physical building work or change of use is not completed by the date specified in the General Permitted Development Order? If the physical development or the change of use is not completed by the date specified then enforcement action could be taken, or it may be necessary to make a planning application.
What is an article 4 direction? An article 4 direction is a direction under article 4 of the General Permitted Development Order which enables the Secretary of State or the local planning authority to withdraw specified permitted development rights across a defined area.
What can an article 4 direction do? Provided that there is justification for both its purpose and extent, an article 4 direction can:
Can all permitted development rights be withdrawn by an article 4 direction? Some permitted development rights cannot be removed via article 4 directions. These are set out in article 4(1) to (3) of the General Permitted Development Order. These exemptions are to ensure permitted development rights related to national concerns, safety, or maintenance work for existing facilities cannot be withdrawn.
Does an article 4 direction mean that development is not allowed? An article 4 direction only means that a particular development cannot be carried out under permitted development and therefore needs a planning application. This gives a local planning authority the opportunity to consider a proposal in more detail.
If permitted development rights have been withdrawn by an article 4 direction, is it necessary to pay a fee when making a planning application? If a planning application is required solely because permitted development rights have been removed by an article 4 direction, no planning application fee is payable.
Is compensation payable where permitted development rights have been withdrawn? If a local planning authority makes an article 4 direction, it can be liable to pay compensation to those whose permitted development rights have been withdrawn, but only if it then subsequently:
Yes. There are two types of directions under the General Permitted Development Order: non-immediate directions and directions with immediate effect. An immediate direction can withdraw permitted development rights straight away; however they must be confirmed by the local planning authority within 6 months of coming into effect to remain in force. Confirmation occurs after the local planning authority has carried out a local consultation.
When can an immediate direction be used? The circumstances in which an immediate direction can restrict development are limited. Immediate directions can be made in relation to development permitted by Parts 1 to 4 and 11 of Schedule 2 to the General Permitted Development Order, where the development presents an immediate threat to local amenity or prejudices the proper planning of an area. Immediate directions can also be made in relation to certain types of development in conservation areas. In all cases the local planning authorities must have already begun the consultation processes towards the making a non-immediate article 4 direction.
Can development continue if an article 4 direction is made where work has already started? Article 4 directions cannot prevent development which has been commenced, or which has already been carried out.
Can an article 4 direction remain in place permanently once it has been confirmed? An article 4 direction can remain in place permanently once it has been confirmed. However, local planning authorities should regularly monitor any article 4 directions to make certain that the original reasons the direction was made remain valid. Where an article 4 direction is no longer necessary it should be cancelled.
Does an article 4 direction have to be submitted to the Secretary of State? A local planning authority must, as soon as practicable after confirming an article 4 direction, inform the Secretary of State via the National Planning Casework Unit. The Secretary of State does not have to approve article 4 directions, and will only intervene when there are clear reasons for doing so.
directions relating to certain .development in conservation areas may not be cancelled or modified
Can an article 4 direction be used to withdraw permitted development rights for statutory undertakers? In exceptional circumstances when an authority considers that normal planning controls should apply, article 4 directions can be used to withdraw permitted development rights for statutory undertakers, except if it is development which falls into article 4(2) or 4(3) of the General Permitted Development Order.
Can an article 4 direction be used to withdraw permitted development rights for Crown development? In exceptional circumstances when an authority considers that normal planning controls should apply, article 4 directions can be used to withdraw permitted development rights for Crown Development, with the exception of the Crown development specified in article 4(2) of the General Permitted Development Order.
Do permitted development rights for change of use also allow for physical development? Where associated physical development is required to implement the change of use, developers should consider whether it constitutes development and should ensure they have planning permission if necessary. Some permitted development rights for change of use allow for limited physical works to carry out the change. Full details can be found in Part 3 of Schedule 2 to the General Permitted Development Order.
Do any permitted development rights for change of use require prior approval? Prior approval is required for some permitted development rights for change of use.
Where can I find out if a particular office building is in an exempted area not subject to B1(a) offices to C3 residential permitted development rights? Maps of exempted areas are published at gov.uk publications – Areas exempt from office to residential change of use permitted development right 2013. Queries about the maps should be directed to the relevant local planning authority within which the building is situated.
Are there any permitted development rights which allow movement between sui generis uses? There are permitted development right allowing movement between some sui generis uses and other uses. Details can be found in Part 3 of Schedule 2 to the General Permitted Development Order.
Do I need to apply for planning permission to demolish a building or structure? Planning permission may be required to demolish a building. If planning permission is not required, you may still be required to seek prior approval from the local planning authority before demolishing a building. There are a number of factors that determine what permission or prior approval you will need before demolishing a building which are explained below.
(b) Is the scale of demolition proposed such that an Environmental Impact Assessment is required? In some instances the scale of demolition alone may trigger the requirement for an environmental impact assessment. Guidance on this can be found in the Environmental Impact Assessment category. If demolition does trigger the need to carry out an Environmental Impact Assessment then you will need to apply for planning permission.
(c) Are the buildings or structures to be demolished in a conservation area? Buildings or structures which are in a conservation area are subject to stricter controls over demolition than when buildings are outside of a conservation area. Under section 196D of the Town and Country Planning Act 1990 it is an offence to undertake “relevant demolition” of an unlisted building in a conservation area without the necessary planning permission.
(c1) What permissions/prior approvals are required for demolition in a conservation area? All demolition in conservation areas requires an application for planning permission to be made to the local planning authority, except that:
(c2) What permissions/prior approvals are required for demolition outside conservation areas? Demolition outside conservation areas is permitted development under Part 11 of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015. No planning application is required because planning permission for the demolition is granted by the Order, subject to conditions set out in Part 11. For example, the prior approval of the local planning authority may be required as to the method of demolition and the proposed restoration of the site.
(d) Why doesn’t the demolition of listed buildings and scheduled ancient monuments require planning permission or prior approval? An application for planning permission or prior approval is not required for the demolition of a listed building or scheduled ancient monument. This is because demolition of these types of building/structures is controlled by separate consent regimes. It is important to speak to your local planning authority before undertaking any demolition in relation to these types of building or structures to be clear on what consent processes apply.
How do I get prior approval for demolition? Before undertaking demolition which is permitted development under Part 11 of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015 you must apply to the local planning authority, providing a written description of the proposed demolition. At the same time you must put up a site notice about the proposed demolition. The local planning authority will then determine whether prior approval is required for the method of demolition and any proposed restoration of the site. The local planning authority may then grant or refuse the prior approval. If, within 28 days of your application, the local planning authority has given no indication of whether prior approval is required or not, the demolition may begin without prior approval.
Does a statutory undertaker have to notify a local planning authority before carrying out work under permitted development? Not unless it is a condition in a relevant class in Schedule 2 to the General Permitted Development Order that a statutory undertaker should give notice to a local planning authority before carrying out permitted development. However, if development is likely to have a significant local effect then, to provide fair warning to persons likely to be affected (including other statutory undertakers), these should be discussed with a local planning authority.
When notified by a statutory undertaker of an intention to carry out permitted development are local planning authorities required to publicise the development? Statutory undertakers carrying out development under permitted development rights are not subject to the same publicity requirements as a full planning application. However, public consultation may be beneficial if development is expected to have a particularly significant impact. In such instances consultation could be initiated by either the local planning authority or the statutory undertaker. Any consultation should allow adequate time to consider representations and, if necessary, amend proposals. Revision date: 06 03 2014
What permitted development rights are there for fixed and mobile telecommunications? Part 16 of Schedule 2 to the General Permitted Development Order specifies what permitted development rights there are for fixed and mobile telecommunications. This part also sets out what exceptions, limitations, and conditions apply to these permitted development rights.
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Is there any guidance for the siting and design of fixed and mobile electronic telecommunications equipment? To ensure the siting and design of fixed and mobile electronic telecommunications equipment is acceptable, sector led codes of best practice have been published.
The code of best practice for fixed electronic telecommunications equipment, published on 7 June 2013, (Cabinet Siting and Pole Siting Code of Practice, Issue 1 – 2013, Fixed Line Code Operators) has been prepared by operators, agents, contractors, planning and highway authorities and other relevant organisations.
The code of best practice for mobile electronic telecommunications equipments, published on 24 July 2013 (Mobile Operators Association, Code of Best Practice on Mobile Network Development in England, 2013), has been prepared by operators, agents, planning, national parks, Historic England and other interested parties.
What is the status of the Government’s 2002 code of best practice for mobile phone network development? The 2002 code of best practice has been superseded and replaced by a new code of best practice (Mobile Operators Association, Code of Best Practice on Mobile Network Development in England, 2013) issued in July 2013.
Are there any other regulations that fixed and mobile operators have to adhere to? In addition to the permitted development rights for both fixed and mobile electronic telecommunications, operators are required by Regulation 5 of the Electronic Communications Code (Conditions and Restrictions) Regulations 2003 to notify local planning authorities of their intention to install equipment.
What permitted development rights are there for the installation of domestic and non-domestic microgeneration equipment? Part 14 of Schedule 2 to the General Permitted Development Order specifies what permitted development rights there are for domestic and non-domestic microgeneration equipment. This part also sets out what exceptions, limitations, and conditions apply to these permitted development rights.
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