Planning & Building Control

Obtaining Planning Permission

Planning Permission is the key to any development for without it you cannot legally build. The planning system plays an important role in modern society by helping to protect the environment in our towns and cities and in the countryside. Virtually every local authority interprets the rules and regulations surrounding planning permission differently.

In general terms, your local planning department are concerned with aspects such as size, local character and traditions, appearance, use, materials, etc. and of course protecting the environment from over development.

It is therefore worth discussing proposals with the Planning department to check the relevant local planning policies prior to making a planning application and also discussing proposals with relevant neighbours to resolve any possible issues.

Acceptance & Refusal

Your local council will decide whether there are any good planning reasons for refusing planning permission or for granting permission. They will not reject a proposal simply because many people oppose it. They will compare your plan to the current development plan for your area.

The kind of planning issues they can also consider include potential traffic problems, the effect on amenity and the impact the proposal may have on the appearance of the surrounding area. Moral issues, the personal circumstances of the applicant or the effect the development might have on nearby property prices are not relevant to planning and will not normally be taken into account.

Planning Appeals

Applicants have the right to appeal to the Secretary of State for the Environment if an application is refused or granted subject to conditions or if it has not been determined within the specified period. This can take about 6 months to be determined and may conclude with agreement with the planning decision.

Appeals are administered by the Planning Inspectorate – an executive agency reporting to the Secretary of State. Appeals are considered by written representation, through hearings and through public inquiries.

You will be given a reason why your plans were not granted permission. You should ask whether changing your plans might make a difference. If your application has been refused, you may be able to submit another application with modified plans free of charge within 12 months of the decision on your first application.

Location plans

Local Authorities require location plans at a scale of 1:1250 or 1:500 for all householder and/or full planning applications.

These identify the location of the proposed and adjacent sites, boundaries, streams and surrounding area. IPB Associates subscribes to a digital mapping service that produces Ordinance Survey location plans for your area. This provides you with a more efficient service.

Building Control / Building Regulations

In addition to Planning Permission (Outline and Detailed), your development must also gain Building Control consent, it must comply with the current Building Regulations. Complying with the Building Regulations is a separate matter from obtaining planning permission for your development.

Similarly, receiving any planning permission is not the same as taking action to ensure that it complies with the Building Regulations. These are a series of legal requirements that apply to all new homes and specify the minimum standards that must be met.

Building Regulations include (but are not limited to) areas such as energy conservation, heating and ventilation, and access. Building control also stipulates the minimum structural requirements, for instance, the number and size of roof timbers for a given size roof, fire protection and the general health and safety of those who will use the building.

Please refer to our downloads page to access any of the following guides which you may find useful. For more detailed information regarding development, please visit the Governments planning portal website which can be accessed via our links page.

Building Regulation explanatory booklet

The listed booklet provides an introduction to the Building Regulations in England and Wales and is intended for anyone proposing to carry out building projects. It is not a statement of the law but is intended to help you to understand the system.

The booklet deals only with the Building Regulations. The work which your project involves may be subject to other statutory requirements such as planning permission, fire precautions, water regulations, licensing/registration and the Party Wall etc. Act1996.

The Party Wall etc. Act 1996 explanitory booklet

The listed booklet explains the Party Wall etc Act 1996. It is not an authoritative interpretation of the law.

It aims to explain in simple terms how the Party Wall etc Act 1996 (“the Act”) may affect someone who either wishes to carry out work covered by the Act (the "Building Owner") or receives notification under the Act of proposed adjacent work (the "Adjoining Owner").

Planning and access for disabled people

The Government is fully committed to an inclusive society in which nobody is disadvantaged. An important part of delivering this commitment is breaking down unnecessary physical barriers and exclusions imposed on disabled people by poor design of buildings and places.

Too often the needs of disabled people are considered late in the day and separately from the needs of others. The guide explains the relevant legislation and policy frameworks, shows how local planning authorities can put in place appropriate planning policies and development control processes, and suggests ways in which these can be implemented and enforced effectively.