Town And Country Planning, England Citation, commencement and application 1 1 This Order may be cited as the Town and Country Planning (Development Management Procedure and Section 62A Applications) (England) (Amendment) Order 2014 and comes into force on 1st October 2014. 2 This Order applies in relation to England only. Amendments to the Town and Country Planning (Development Management Procedure) (England) Order 2010 2 1 The Town and Country Planning (Development Management Procedure) (England) Order 2010 is amended in accordance with the following provision. 2 In the notification set out in Schedule 6 (notification where planning permission refused or granted subject to conditions) after the fourth bullet point insert a new bullet point— As this is a decision to refuse planning permission on a minor commercial application, if you want to appeal against your local planning authority’s decision then you must do so within 12 weeks of the date of this notice.* . Amendment to the Town and Country Planning (Section 62A Applications) (Procedure and Consequential Amendments) Order 2013 3 The Town and Country Planning (Section 62A Applications) (Procedure and Consequential Amendments) Order 2013 is amended in accordance with the following provisions. 4 In article 2 (interpretation)— a in the appropriate places insert the following definitions— “connected listed building application” means an application for listed building consent under the Listed Buildings Act which satisfies the requirements of section 62A(3) of the 1990 Act and is not referred to a local planning authority under section 62A(4) of that Act; ; “listed building” has the meaning given in section 1(5) of the Listed Buildings Act; ; “Listed Buildings Act” means the Planning (Listed Buildings and Conservation Areas) Act 1990 ; ; and “listed building consent” has the meaning given in section 8(7) of the Listed Buildings Act; ; and b in paragraph (2) for “The questionnaire” substitute “Subject to article 36(3), the questionnaire”. 5 In article 14(1) (publicity for applications) for sub-paragraphs (a) to (c) substitute— a by— i site display in at least one place on or near the land to which the application relates for not less than 21 days; or ii serving the notice on any adjoining owner or occupier; and b by sending a copy of the notice to the Secretary of State . 6 After article 27 (consequential amendments) insert— Part 6 Procedure for making and determining connected listed building applications Modifications of the Listed Buildings Act 28 The provisions of the Listed Buildings Act mentioned in Schedule 3 to this Order are applied to connected listed building applications subject to the modifications set out in that Schedule. Applications for listed building consent 29 1 A connected listed building application must— a be made in writing to the Secretary of State on a form published by him and submitted to him on the same day as the relevant application to which it is connected is submitted; b include the particulars specified or referred to in the form; and c be accompanied by— i where the application is made electronically, a copy of— aa the application; bb a plan which identifies the listed building to which the application relates; and cc such other plans, drawings and information necessary to describe the works which are the subject of the application; or ii where the application is not made electronically, 3 copies of the documents and information referred to in paragraphs (i)(aa) to (cc). 2 Any plans or drawings required to be provided under paragraph (1) must be drawn to an identified scale and, in the case of plans, must show the direction of North. 3 Where a connected listed building application is made using electronic communications to transmit a form to the Secretary of State, the applicant is taken to have agreed— a to the use of such communications by the Secretary of State for the purposes of the application; b that the applicant’s address for those purposes is the address incorporated into, or otherwise logically associated with, the application; and c that the applicant’s deemed agreement under this paragraph subsists until the applicant gives notice in writing of the withdrawal of consent to the use of electronic communications under article 3(7). Applications in respect of Crown land 30 A connected listed building application in relation to a listed building on Crown land must be accompanied by— a a statement that the application is made in respect of Crown land; and b where the application is made by a person authorised in writing by the appropriate authority, a copy of that authorisation. Design and access statements 31 1 A connected listed building application must be accompanied by a statement (“a design and access statement”) which explains— a the design principles and concepts that have been applied to the works; b how the design principles and concepts that have been applied to the works take account of— i the special architectural or historic importance of the building; ii the particular physical features of the building that justify its designation as a listed building; and iii the building’s setting; and c subject to paragraph (3), how issues relating to access to the building have been dealt with. 2 Subject to paragraph (3), a design and access statement must also— a explain the policy adopted as to access, including what alternative means of access have been considered, and how policies relating to access in relevant local development documents have been taken into account; b explain how the policy as to access takes account of— i the special architectural or historic importance of the building; ii the particular physical features of the building that justify its designation as a listed building; and iii the building’s setting; c state what, if any, consultation has been undertaken and what account has been taken of the outcome of any such consultation; and d explain how any specific issues which might affect access to the building have been addressed. 3 Paragraphs (1)(c) and (2) do not apply in relation to a connected listed building application for consent to carry out works affecting only the interior of a building. General provisions in relation to applications 32 1 When the Secretary of State receives— a a connected listed building application which complies with the requirements of article 29; b the certificate required under article 34; c the design and access statement required under article 31; and d subject to paragraph (2), the particulars which would be required by the designated planning authority under section 10(2)(c) of the Listed Buildings Act had the application been made to that authority, the Secretary of State must, as soon as is reasonably practicable, send to the applicant an acknowledgement of the application. 2 Paragraph (1)(d) only applies if— a before the application is made to the Secretary of State the designated planning authority publishes or republishes, for the purposes of regulation 3(8)(a) of the Planning (Listed Buildings and Conservation Areas) Regulations 1990, a list of requirements on a website; and b the particulars required to be included in the application fall within that list; and c the list mentioned in sub-paragraph (a) was published (or republished) before the date on which the application is made. 3 Where, after sending an acknowledgement as required by paragraph (1), the Secretary of State considers that the connected listed building application is not a valid application, the Secretary of State must, as soon as reasonably practicable, notify the applicant that the application is not a valid application. 4 Subject to paragraph (5), in this article “valid application” means a connected listed buildings application which consists of— a an application which complies with the requirements of article 29; and b the documents or particulars mentioned in paragraphs (1)(b) to (d), and a valid application is taken to have been received when the application, and such of the documents or particulars referred to above as are required to be included in, or to accompany, the application have been lodged with the Secretary of State. 5 A connected listed building application is not to be considered to be a valid application if it does not satisfy the requirements of paragraph (4) within 10 working days of the Secretary of State deciding that the related relevant application is a valid application. Notice of application to be given by the applicant 33 1 An applicant for listed building consent under section 62A(3) of the 1990 Act must give requisite notice of the application to any person (other than the applicant) who on the prescribed date is an owner of any of the building to which the application relates— a by serving the notice on every such person whose name and address is known to the applicant; and b where the applicant has taken reasonable steps to ascertain the names and address of every such person, but has been unable to do so, by publication of the notice after the prescribed date in a newspaper circulating in the locality in which the land to which the application relates is situated. 2 In this article— “owner” means a person who is for the time being the freehold owner or is entitled to a tenancy granted or extended for a term of years certain of which not less than 7 years remain unexpired; “prescribed date” means the day 21 days before the date of the application, and “requisite notice” means a notice in the form set out in Schedule 4. Certificates in relation to notice of applications 34 Where a connected listed building application is made, the applicant must certify, in a form published by the Secretary of State that the requirements of article 33 have been satisfied. Information to be provided to the designated planning authority 35 1 Where a connected listed building application is received by the Secretary of State, he must, within 5 working days or as soon as reasonably practicable thereafter, notify the designated planning authority of the application by sending a copy of the application and of any accompanying plans, drawings and information to the authority. 2 Within 5 working days of the Secretary of State deciding that the connected listed building application referred to in paragraph (1) is a valid application (within the meaning given in article 32), he must notify the designated planning authority of that fact. 3 Within 5 working days of the Secretary of State sending the applicant a notice under article 32(3) he must send a copy of that notice to the designated planning authority. Information to be provided by the designated planning authority 36 1 The designated planning authority must, within such period as the Secretary of State may specify in writing, being not less than 5 working days from the date of the notification under article 35(1), submit to the Secretary of State and copy to the applicant a completed questionnaire and a copy of the documents referred to in that questionnaire. 2 The questionnaire must state the date on which it is submitted to the Secretary of State. 3 For the purposes of this article, the questionnaire may only include a requirement to provide the Secretary of State— a details of any functions under the Listed Buildings Act which the designated planning authority has exercised in relation to, or which affect, the listed building; b a statement as to whether any advice has been given by the designated planning authority to the applicant in relation to works to the listed building; and c such other documents or information as the Secretary of State considers reasonably necessary to determine the connected listed building application. Publicity for applications: Secretary of State 37 1 Within 5 working days of the receipt of a connected listed building application, which is a valid application (within the meaning in article 32), the Secretary of State must publish the following details on a website maintained by the Secretary of State— a the address or location of the listed building; b a description of the proposed works; c the date by which any representations about the application must be made, which must not be before the last day of the period of 21 days beginning with the date on which the information is published; d where and when the application may be inspected; and e the Secretary of State’s address for receipt of representations about the application. 2 In addition to the requirements of paragraph (1), the Secretary of State must, as soon as reasonably practicable— a publicise a connected listed building application by publication of a notice in a newspaper circulating in the locality in which the listed building to which the application relates is situated; and b make copies of the application and any documents accompanying it available on the website referred to in paragraph (1). Publicity for applications: designated planning authority 38 1 Within 5 working days of the receipt of a notice under article 35(2) in relation to a connected listed building application, the designated planning authority must publicise the application by giving requisite notice— a by site display in at least one place on or near the land to which the application relates for not less than 21 days; and b by sending a copy of the notice to the Secretary of State. 2 Where the notice is, without any fault or intention of the designated planning authority, removed, obscured or defaced before the period of 21 days referred to in paragraph (1)(a) has elapsed, the authority is treated as having complied with the requirements of the relevant paragraph if they have taken reasonable steps for protection of the notice and, if need be, its replacement. 3 In this article “requisite notice” means notice in the appropriate form set out in Schedule 5. Information to be provided to the local planning register authority 39 Where a connected listed building application, which is a valid application (within the meaning in article 32), is received by the Secretary of State, he must, as soon as reasonably practicable, send a copy of the application and of any accompanying plans, drawings and information to the local planning register authority for the land to which the application relates unless he has already sent a copy of those documents to the authority under article 35(1). Representations received by the designated planning authority 40 Where representations in relation to a connected listed building application are received by the designated planning authority they must, as soon as reasonably practicable, forward the representations to the Secretary of State at the address notified to the designated planning authority by the Secretary of State for that purpose. Consultation before determining listed building consent 41 1 Before determining a connected listed building application the Secretary of State must— a consult the Historic Buildings and Monuments Commission for England; and b in relation to any application proposing the demolition of the whole or part of a listed building, notify— i the Ancient Monuments Society, ii the Council for British Archaeology; iii the Georgian Group; iv the Society for the Protection of Ancient Buildings; v the Victorian Society; and vi the Twentieth Century Society. 2 Where the Secretary of State is required to consult or notify an authority or person under paragraph (1) (“the consultee”) before determining a connected listed building application— a he must send a copy of the connected listed building application to the consultee; and b subject to paragraph (3), he must not determine the application until at least 28 days after the date on which a copy of the application is sent to the consultee. 3 Paragraph (2)(b) does not apply if before the end of the period referred to in that sub-paragraph the Secretary of State has received a substantive response concerning the application from the consultee. 4 The Secretary of State must, in determining the application, take into account any representations received from a consultee. 5 For the purposes of this article, a substantive response is one which— a states that the consultee has no comment to make; b states that, on the basis of the information available, the consultee is content with the proposed works; c refers the Secretary of State to current standing advice by the consultee on the subject of the consultation; or d provides advice to the Secretary of State. Consultation with designated planning authority 42 1 Subject to paragraph (2), the Secretary of State must, before determining a connected listed building application— a notify the designated planning authority giving a period of at least 21 days, beginning no earlier than the date the Secretary of State sends the notice under article 35(2) in relation to the application, within which to make representations about the application (including as to the manner in which the application is to be determined); and b take into account any such representations received. 2 Paragraph (1)(a) does not apply if before the end of the period referred to in that paragraph the Secretary of State has received a substantive response (within the meaning of article 41(5)) concerning the application from the designated planning authority. Information to be published following representation period 43 Within 5 working days of the end of the representation period or as soon as reasonably practicable thereafter, the Secretary of State must make copies of the following documents available on the website referred to in article 37— a the designated planning authority’s completed questionnaire and any document accompanying it; and b any written representations made in relation to the application which were received within the representation period. Hearings etc 44 Before determining a connected listed building application, the person appointed by the Secretary of State under section 76D of the 1990 Act , or, where a direction has been given under section 76E(1) of the 1990 Act, the Secretary of State, must consider the connected listed building application (together with the relevant application)— a at a hearing; or b on the basis of representations in writing. Time periods for decision 45 1 Subject to paragraph (4), where a connected listed building application, which is a valid application (within the meaning in article 32), has been received by the Secretary of State, he must, within the period specified or referred to in paragraph (2), give the applicant notice of his decision. 2 The period specified or referred to in this paragraph is— a 13 weeks beginning with the day immediately following that on which the application is received by the Secretary of State; or b such extended period as may be agreed in writing between the applicant and the Secretary of State. 3 Subject to paragraph (4), the Secretary of State must not determine a connected listed building application, where any notice of, or information about, the application has been— a given by site display under article 38, before the end of the period of 21 days beginning with the date on which the notice was first displayed by site display; b served on an owner of the land under article 33 before the end of the period of 21 days beginning with the date on which the notice was served on that person; c published in a newspaper under article 33 or 37, within the period of 14 days beginning with the date on which the notice was published; or d published on a website under article 37(1), within the period of 21 days beginning with the date on which the information was published. 4 Where, under paragraph (3), more than one of the periods applies, the Secretary of State must not determine the application before the end of the later or latest of such periods. Contents of the decision notice 46 When the Secretary of State gives notice of a decision on a connected listed building application— a where listed building consent is granted subject to conditions, the notice must state clearly and precisely the full reasons for each condition imposed; and b where listed building consent is refused, the notice must state clearly and precisely the full reasons for the refusal, specifying all policies and proposals in the development plan which are relevant to the decision. Publishing the decision 47 Within 5 working days of sending a notice to an applicant under article 45 (“the decision notice”), the Secretary of State must— a make copies of the following documents, in relation to the connected listed building application, available on the website referred to in article 37— i the decision notice; and ii a copy of any statement explaining the decision prepared by a person appointed under section 76D of the 1990 Act; b send a copy of the decision notice to the designated planning authority; and c send a notice explaining that the decision has been made and details of where on the website referred to in sub-paragraph (a) a copy of the decision notice can be found to— i each consultee consulted or notified in relation to the application under article 41; and ii every person who has asked to be notified of the decision in relation to the application. . 7 After new Article 47 insert— PART 7 Connected applications: hearings and written representations Other provisions applying to connected listed building applications: hearings 48 Where a relevant application is accompanied by a connected listed building application, the procedure to be followed at any hearing to consider the applications is the procedure set out in the Town and Country Planning (Section 62A Applications) (Hearings) Rules 2013 subject to the following modifications; the reference in rules 9(3) and 10(3) to articles 9, 13, 14, 16, 17 or 18 of this Order, is to be read, in relation to a connected listed building application, as a reference to articles 33, 37, 38, 40, 41 or 42 of this Order. Other provisions applying to connected listed building applications: written representations 49 Where a relevant application is accompanied by a connected listed building application, the procedure to be followed where the applications are considered on the basis of written representations is the procedure set out in Part 3 of the Town and Country Planning (Section 62A Applications) (Written Representations and Miscellaneous Provisions) Regulations 2013 , subject to the following modifications; the reference in rules 9(3) and 10(3) to articles 9, 13, 14, 16, 17 or 18 of this Order, is to be read, in relation to a connected listed building application, as a reference to articles 33, 37, 38, 40, 41 or 42 of this Order. 8 After Schedule 2 insert— SCHEDULE 3 Provisions of the Planning (Listed Buildings and Conservation Areas) Act 1990 which apply with modifications to connected listed building applications Article 28 1 The following provisions of the Listed Buildings Act apply to connected listed building applications with the modifications specified below. 2 Sections 10 and 11 are modified as follows— a in sections 10(1) and 11(4), references to local planning authorities, however described, are treated as references to the Secretary of State; and b in sections 10(3) and 11(1), references to “regulations under this Act” (and “regulations” in sections 10(4) and 11(3) to (6)) are treated as reference to “development order under the principal Act”. 3 Section 81A(2) is modified as if after “section 12” there were inserted “or made to the Secretary of State under section 62A(3) of the principal Act”. 4 Section 81B(3) is modified as if after “section 12” there were inserted “or made to the Secretary of State under section 62A(3) of the principal Act”. 5 Section 82F(2) is modified as if reference to “regulations” is reference to “development order under the principal Act”. 6 Section 88D is modified as if the following provision were inserted after subsection (7)(a) of that section— ba an application for listed building consent made to the Secretary of State under section 62A(3) of the principal Act instead of being dealt with by a local planning authority in England; . 9 After new Schedule 3 insert— Consequential amendments to the Planning (Listed Buildings and Conservation Areas) Regulations 1990 10 Regulation 5A of the Planning (Listed Buildings and Conservation Areas) Regulations 1990 is amended as follows— a in paragraph (1)— i after “to a local planning authority” insert “or the Secretary of State under section 62A of the principal Act”; and ii after “the authority think” insert “or, as the case may be, the Secretary of State thinks”; b in paragraph (2), for “The local planning authority” substitute “Subject to paragraph (2A),the local planning authority”; c after paragraph (2) insert— 2A In the case of an application for planning permission made under section 62A of the principal Act, paragraphs (2B) and (2C) apply instead of paragraph (2). 2B Where this paragraph applies, the Secretary of State must— a publish in a local newspaper circulating in the locality in which the land is situated a notice indicating the nature of the development in question, and naming a place where a copy of the application, and of all plans and other documents submitted to him, will be open to inspection by the public at all reasonable hours during the period of 21 days beginning with the date of publication of the notice; and b publish on a website maintained by the Secretary of State— i the address or location of the proposed development; ii a description of the proposed development; iii the date by which any representations about the application must be made, which must not be before the last day of the period of 21 days beginning with the date on which the information is published on the website; iv where and when the application may be inspected; and v the Secretary of State’s address for receipt of representations about the application. 2C Where this paragraph applies, the local planning authority must, within 5 working days of receipt of a notice under article 11(2) of the Town and Country Planning (Section 62A Applications) (Procedure and Consequential Amendments) Order 2013 in relation to the application publicise the application by giving requisite notice (which takes the meaning given in article 14 of that Order)— a by site display in at least one place on or near the land to which the application relates for not less than 21 days; and b by sending a copy of the notice to the Secretary of State. ; and d in paragraph (4), after “determined by the local planning authority” insert “or, as the case may be, the Secretary of State” and after “applies, the local planning authority” “or, as the case may be, the Secretary of State”. Signed by authority of the Secretary of State for Communities and Local Government Nick Boles Parliamentary Under Secretary of State Department for Communities and Local Government 9th June 2014