Norton Taylor Nunn2020-11-30T16:16:40+00:00

Town Planning Consultants London

Norton Taylor Nunn’s town planning consultants are trusted to provide outstanding town planning consultancy services to commercial partners and the public. 

    Looking for professional town planning advice from our trusted planning consultants? Get in touch with us

    Town Planning & Development Consultants

    Norton Taylor Nunn Ltd are trusted to provide outstanding town planning consultancy services to commercial partners and the public. 

      Looking for professional town planning advice? Get in touch with us

      What is Town Planning?

      Town planning is the process of managing land resources. It involves the control of existing and new developments, as well as strategy preparation to ensure manage future requirements. It is a dynamic process that changes in response to policy, development proposals and local needs. Contact our planning consultants for town planning advice today.

      Contact Us

      Navigating your way through the urban planning system in England can be a nerve-wracking process.

      • Our town planning consultants will help you work with the local planning authorities to ensure you don’t fall foul of increasingly complex development regulations.

      • Our town planning and development consultants bring their commercial expertise to your proposals to help you find solutions that solve any problems.

      Town Planning Consultancy Services

      Our planning consultants have the tools and experience to help your vision come to life. No project is too big or small. We’re always happy to  give professional town planning advice and talk about how we can best serve you.

      Planning
      Applications

      Our town planning consultants work with you to help secure planning permission for your project.

      Learn more

      Planning
      Appeals

      Planning and development consultants at Nortan Taylor Nunn win a majority of the planning appeals we undertake.

      Learn more

      Planning
      Enforcement

      Our town planning consultants can help if you’ve been refused planning permission or received an enforcement notice.

      Learn more

      Planning
      Objections

      Our town planning consultants can help you prevent that inappropriate development or extension.

      Learn more

      Strategic Land
      Development

      Town planning consultants at Nortan Taylor Nunn work with partners to unlock the full value of your land.

      Learn more

      Housing
      Economics

      Our town planning and development consultants have a track record of winning cases with the Planning Inspector.

      Learn more

      Let’s Build Something Together

      You’ll be involved in the process from beginning to end to ensure our town planning consultants provide a quality finished product that exceeds your expectations.

      How it works

      Town Planning FAQs

      Why is town planning important?2019-12-31T00:49:12+00:00

      Town planning makes better and more sustainable places for everyone to live, work and enjoy. At the heart of their work, planners balance social, economic and environmental needs to shape the way that towns and cities grow and to create great communities for everyone.

      Visit the Royal Town Planning Institute website for more information about what town planning is.

      What is a Breach of Planning Control?2019-12-31T00:47:15+00:00

      A breach of planning control is defined by law as the carrying out of development without the required planning permission, or failing to comply with any condition or limitation subject to which planning permission has been granted.

      Any development falling outside of the limits of your Permitted Development Rights will also constitute a breach of planning control, which could also lead to enforcement action.

      Visit the Planning Portal website for more information on what constitutes a breach of planning control.

      I have received a Planning Contravention Notice, what should I do?2019-12-31T00:45:28+00:00

      A failure to complete or return a notice within 21 days is an offence, as is providing false or misleading information on the notice. You should immediately obtain professional advice.

      The local council will only issue a Planning Contravention Notice when they believe a breach of planning control has taken place and they want to obtain further information before they decide whether (or if) to take planning enforcement action.

      Issuing a Planning Contravention Notice is discretionary; a local council doesn’t have to issue one before taking enforcement action.

      Click here for more information on planning contravention notices.

      I have received an Enforcement Notice, what should I do?2019-12-31T00:42:15+00:00

      It is an offence to fail to comply with an Enforcement Notice, once the time limit has been reached and no appeal is outstanding. A person found guilty of an offence is liable to an unlimited fine, and the courts will take account of any financial benefit stemming from the offence. You should immediately obtain professional advice.

      The local council does not have to take enforcement action, as it is a discretionary power. An enforcement notice should only be issued if it is in the public interest to do so, and if it is the most expedient way to resolve the breach of planning control.

      Click here for further guidance on enforcement and post-permission matters.

      Can I appeal against an Enforcement Notice?2019-12-31T00:40:46+00:00

      There are seven statutory grounds of appeal against an Enforcement Notice; these are:

      • That planning permission ought to be granted, or the condition or limitation should be discharged;
      • That the alleged breach of planning control has not occurred;
      • That the matters alleged (if they occurred) do not constitute a breach of planning control;
      • At the date that the Enforcement Notice was issued, no enforcement action could be taken;
      • Copies of the Enforcement Notice were not served in accordance with the Statutory Requirements;
      • The steps required by the notice to be taken, or the activities required by the notice to cease, exceed what is necessary either to remedy any breach of planning control or to remedy any injury to amenity which has been caused by any such breach; and/or,
      • Any period specified in the notice falls short of what should reasonably be allowed.

      Visit the government website for further guidance on the appeal of an enforcement notice.

      How long do you have to object to a planning application?2019-12-31T00:38:51+00:00

      Members of the public have a few weeks to comment on a planning application. The deadline for comments is 21 days from the date a site notice is put up or notice is served on neighbours, or 14 days from when an advert appears in a local newspaper.

      Find your Local Planning Authority (LPA) here.

      What are grounds for objecting to planning permission?2019-12-31T00:35:25+00:00

      The Council can only take into account ‘material planning considerations’ when looking at your comments. The most common of these (although not an exhaustive list) are shown below:

      Reasons

      • Loss of light or overshadowing
      • Overlooking/loss of privacy
      • Visual amenity (but not loss of private view)
      • Adequacy of parking/loading/turning
      • Highway safety
      • Traffic generation
      • Noise and disturbance resulting from use
      • Hazardous materials
      • Smells
      • Loss of trees
      • Effect on listed building and conservation area
      • Layout and density of building
      • Design, appearance and materials
      • Landscaping
      • Road access
      • Local, strategic, regional and national planning policies
      • Government circulars, orders and statutory instruments
      • Disabled persons’ access
      • Compensation and awards of costs against the Council at public enquiries
      • Proposals in the Development Plan
      • Previous planning decisions (including appeal decisions)
      • Nature conservation
      • Archaeology
      • Solar panels

      We cannot take into account matters which are sometimes raised but are not normally planning considerations such as:

      • The perceived loss of property value
      • Private disputes between neighbours
      • The loss of a view
      • The impact of construction work or competition between firms
      • Restrictive covenants
      • Ownerships disputes over rights of way
      • Fence lines etc
      • Personal morals or views about the applicant.

      Please note: it is important to understand that the material considerations relevant to any particular application will need to be weighed in the final decision process according to their seriousness and relative importance.

      Visit the Planning Portal website which answers the question “How do I object to a planning application and can I do so online?”

      Is it possible to make changes after receiving planning permission?2019-12-31T00:31:23+00:00

      It is possible to make changes after receiving planning permission and there are a number of options for this;

      • Non-material amendments – for very minor changes that do not materially alter the size and scale of the development
      • Minor material amendments – for less minor changes whose scale and nature results in a development which is not substantially different from the one which has been approved.
      • Time limit extensions – to change the expiry date of a planning permission

      For more information on whether you can amend a submitted planning application, visit the Planning Portal website.

      What is planning permission?2019-12-31T00:28:39+00:00

      Planning Permission is needed if you want to do certain building works. It will be granted (possibly subject to certain conditions) or refused. Permission can be granted for:

      • building new structures;
      • changing or enlarging structures;
      • changing the use of land or buildings on it; or
      • for quarrying or the mining of minerals.

      It is your responsibility for seeking, or not seeking, planning permission. Planning permission should be granted (if needed) before any work begins.

      The granting of planning permission is different from the consent of use for land or premises. You would still need to gain permission from the owner of the land or premises to use or to change it. If you don’t gain permission, you could be liable for trespass or criminal damage which could be pursued in civil law.

      Visit the Planning Portal website for more information and guidance on planning permission.

      Who grants planning permission?2019-12-31T00:26:54+00:00

      Your Local Planning Authority (LPA) is responsible for considering planning applications.

      ou can apply to every local authority in England through the Planning Portal.

      Why do I need to get planning permission?2019-12-31T00:25:29+00:00

      Planning is about how we plan for, and make decisions about the future of our cities, towns and countryside. Your local planning authority is responsible for deciding whether a development – anything from an extension on a house to a new shopping centre – should go ahead. For example, in most cases, it would probably not be a good idea to apply to build a nightclub or disco next to a retirement home.

      However, careful and clever planning combined with sensitive design and landscaping can make some development acceptable where it would previously be thought unsuitable. This is the reason that applications are considered so carefully. The planning system is needed to control development in your area.

      Check planning permission section of the government website for further guidance.

      Do I always need planning permission for a development?2019-12-31T00:23:20+00:00

      No. Certain developments can be done without the need for planning permission. This is known as “permitted development”. However, some or even all permitted development rights can be withdrawn by the use of an “Article 4 Direction”. This is issued when specific control is required over-development in an area of special importance, such as a conservation area.

      A given size of extension is usually permitted development, which is normally set in cubic metres and percentage of the original building.  However, any work undertaken on the property since its construction counts towards this volume, including any work done prior to you moving in.  You should seek advice from Norton Taylor Nunn before considering undertaking additional work, just to be sure.

      For further guidance on when is permission required, visit the government website which sets out when planning permission is required and different types of planning permission which may be granted.

      What is the development plan?2019-12-31T00:20:01+00:00

      Each local planning authority is required by the Town and Country Planning Act 1990 to prepare a development plan for its area. Although the structure and content of plans have been amended, the basic principle remains the same.

      The plan should set out a strategic vision for the area and be subject to an environmental assessment.

      Environmental assessment is a process that ensures significant environmental effects arising from policies, plans and programmes are:

      • identified;
      • assessed;
      • reduced;
      • communicated to decision-makers; and
      • monitored.

      It also gives you a chance to have your say.

      The plan also contains local policies for land use. Certain areas are selected for future uses. These local policies consider how those uses should look, operate and interact with the environment are set out in the plan.

      When a local planning authority receives an application, the first aspect it should consider is whether or not the development follows the development plan. If it would, then normally the application would be approved – although other considerations, such as representations from the public on planning issues, may lead the authority to decide otherwise.

      You should be able to view your local planning authority’s development plan, on the authority’s website.

      Check out the nidirect website for more information about how development plans set out how an area should look in the future by deciding the type and scale of development and where buildings should be allowed.

      I object to a planning proposal. What should I do?2019-12-31T00:16:23+00:00

      When a local planning authority receives a planning application, the law requires it to give publicity to the application in various ways. This allows those who may be affected by it have the opportunity to make their views known. The publicity often includes:

      • publishing a notice in a local newspaper;
      • posting a public site notice; and
      • neighbour notification to occupiers and owners of adjoining properties.

      Write down your planning concerns and supporting points and send them to the Local Planning Authority’s Planning Department. There is usually a Case Officer or Area Group allocated to deal with the application, but if you cannot discover the exact person, send the letter to the Planning Department. Always try to include the Planning Reference Number and location of the property/development. Some authorities now accept online submissions via the planning pages of the Authority’s website.

      Concerns about the potential loss in value of your property because of possible nearby development are not something that the local planning authority can take into account in deciding the application.

      View “How to respond to planning applications: an 8-step guide” by the Department for Communities and Local Government (DCLG) for more information.

      How long should it take to decide whether to grant permission?2019-12-31T00:10:39+00:00

      The statutory determination period for validated planning applications, which local planning authorities should not exceed, is 8 weeks for straight-forward planning applications, 13 weeks for unusually large or complex applications, and 16 weeks if the application is subject to an Environmental Impact Assessment (EIA).

      Failure to determine the application within these deadlines means that the applicant can choose to appeal to the Planning Inspectorate on the grounds of non-determination.  Local planning authorities have to inform applicants of these rights.

      See “Determining a planning application” on the government website which sets out the process and expectations on planning performance and decision making.

      What is EIA – and how will I know if it is needed?2019-12-31T00:12:18+00:00

      An EIA is an Environment Impact Assessment. It assesses how the proposed development will impact both on the nearby environment and on the wider environment generally. It is required for some sorts of development under European legislation. You are advised to contact your LPA for further information.

      See “Environmental Impact Assessment” on the government website which explains the requirements of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017.

      How does planning permission work?2020-01-04T20:53:58+00:00

      To make a planning application for full planning consent, you have to first contact the relevant local authority. This can either be done online via the Planning Portal or on paper using the relevant forms.

      Your application must be accompanied by the necessary plans of the site, the required supporting documentation, the completed form and the fee. Once an application has been validated and registered, the local planning authority (LPA) will then publicise and consult on it.

      They will also either notify your neighbours or put up a notice on or near the site. In certain cases, applications are also advertised in a local newspaper. This gives the public the opportunity to express views. The parish, town or community council will usually be notified, other bodies such as the county council, the Environment Agency and the relevant Government Office for the region may also need to be consulted.

      Most planning applications are decided within eight weeks unless they are unusually large or complex – in which case the time limit is extended to 13 weeks.

      When deciding whether a planning application is in line with its Development Plan, the LPA will consider the following:

      • The number, size, layout, siting and external appearance of buildings
      • The infrastructure available – e.g. roads and water supply – and proposed means of access
      • Any landscaping requirements
      • The proposed use of the development
      • The likely impact on the surrounding area

      A planning officer will present a recommended decision to a planning committee – made up of elected councillors. Applicants may attend these meetings and, in many cases, are entitled to speak briefly. Only the elected councillors can vote on the planning application itself. They do not always follow the planning officer’s advice. Councillors or planning officers cannot refuse a planning proposal simply because many people oppose it. If an application is refused – or granted subject to conditions – that decision must be based on the approved plans and policies of the LPA’s Development Plan. The key considerations will be whether the proposal would unacceptably affect amenities and the existing use of land and buildings which ought to be protected in the public interest.

      Once a decision has been reached, the LPA must give either a summary of its reasons for granting permission or detailed reasons for refusal.

      If an application is refused – or granted subject to conditions – the applicant will be told in writing. They then have the right to appeal.

      The earlier you bring our town planners on board, the more you will benefit from our expert advice. We recommend our involvement with your project from its inception as it helps to safeguard against potential problems at a later date, thus saving you time and money.

      Do I need planning permission for an outbuilding?2020-01-04T22:23:27+00:00

      Rules governing outbuildings apply to summer houses, sheds, playhouses, greenhouses and garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, enclosures (including tennis courts) and many other kinds of structure for a purpose incidental to the enjoyment of the dwellinghouse.

      If you are unsure if your planned building falls into the category of ‘outbuildings’ or if you are unsure if planning permission is required, please contact your local planning authority or a town planner.

      Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:

      • No outbuilding on land forward of a wall forming the principal elevation.
      • Outbuildings and garages to be single-storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
      • Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwellinghouse.
      • No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
      • No more than half the area of land around the “original house”* would be covered by additions or other buildings.
      • In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.

      *The term “original house” means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

      Please note: The permitted development allowances described here apply to houses and not to:

      • Flats and maisonettes (view our guidance on flats and maisonettes)
      • Converted houses or houses created through the permitted development rights to change use (as detailed in our change of use section)
      • Other buildings
      • Areas where there may be a planning condition, Article 4 Direction or other restriction that limits permitted development rights.
      Do you need planning permission for conservatory?2020-01-05T23:00:31+00:00

      Any plans for a conservatory will be subject to the associated neighbour consultation scheme. This requires that the relevant Local Planning Authority is informed of the proposed work via a prior approval application.

      Adding a conservatory to your house is considered to be permitted development, not needing an application for planning permission, subject to the limits and conditions listed below.

      • No more than half the area of land around the “original house”* would be covered by additions or other buildings.
      • No extension forward of the principal elevation or side elevation fronting a highway.
      • No extension to be higher than the highest part of the roof.
      • Single-storey rear extensions must not extend beyond the rear wall of the original house* by more than eight metres if a detached house; or more than six metres for any other house. If the house is in Article 2(3) designated land* or a Site of Special Scientific Interest, this limit is reduced to four metres if a detached house; or three metres for any other house. These limits are now permanent and subject to the neighbour consultation scheme. This requires that the relevant Local Planning Authority is informed of the proposed work via a prior approval application.
      • Maximum height of a single-storey rear extension of four metres
      • Extensions of more than one storey must not extend beyond the rear wall of the original house* by more than three metres or be within seven metres of any boundary opposite the rear wall of the house
      • Maximum eaves height of an extension within two metres of the boundary of three metres
      • Maximum eaves and ridge height of extension no higher than existing house
      • Side extensions to be single-storey with a maximum height of four metres and width no more than half that of the original house
      • Roof pitch of extensions higher than one storey to match existing house
      • No verandas, balconies or raised platforms
      • On Article 2(3) designated land* no permitted development for rear extensions of more than one storey
      • On Article 2(3) designated land* no cladding of the exterior
      • On Article 2(3) designated land* no side extensions.

      * The term “original house” means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

      * Article 2(3) designated land is land within:

      • a conservation area; or
      • an area of outstanding natural beauty; or
      • an area specified by the Secretary of State for the purposes of enhancement and protection of the natural beauty and amenity of the countryside; or
      • the Broads; or
      • a National Park; or
      • a World Heritage Site.

      Please note: The permitted development allowances described here apply to houses and not to:

      • Flats and maisonettes
      • Converted houses or houses created through the permitted development rights to change use
        • Other buildings
        • Areas where there may be a planning condition, Article 4 Direction or other restriction that limits permitted development rights
      • Where work is proposed to a listed building, listed building consent may be required.

      Please be aware that if your development is over 100 square metres, it may be liable for a charge under the Community Infrastructure Levy

      How long does planning permission last?2020-01-12T23:27:31+00:00

      By law, any planning permission granted expires after a certain period. Generally, unless your permission says otherwise, you have three years from the date it’s granted to begin the development. If you haven’t started work by then, you will probably need to reapply.

      What does a planning consultant do?2020-10-10T08:52:50+00:00

      A planning consultant is a professional in property development and management, with expert knowledge in the field of planning permission. Though the role of a planning consultant can vary greatly, their work generally consists of advising, planning, and consulting within the fields of planning applications, planning appeals, planning enforcement, planning objections, housing economics, and property development.

      Common services offered by planning consultants include advising on, preparing, and submitting planning applications, appealing planning permission refusals, bringing developments into line with conditions set out by enforcement notices, and offering guidance regarding development opportunities. Planning consultants also tend to offer research conduction services regarding policy, development feasibility studies, and environmental impact assessments. Alongside this, they should be able to provide master plans and source certificates of lawfulness.

      The involvement of a consultant in a project of any size can assist greatly in all aspects of planning. The highly experienced town planning consultants at Norton Taylor Nunn bring their commercial expertise to every project they undertake. Contact us today to further discuss your project and aspirations.

      What is the difference between architects and planning consultants?2020-10-10T08:54:20+00:00

      Architects are accredited professionals specialising in the design of buildings and developments, with a focus on technical drawings and plans. They are required to work with regard to public safety, and often oversee projects. The work of an architect can generally be split into the categories of design, documentation, and construction.

      Planning consultants are qualified experts in property development and management, with specific knowledge in the field of planning permission. Though the role of a planning consultant can vary greatly, their work generally consists of advising, planning, and consulting within the fields of planning applications, planning appeals, planning enforcement, planning objections, housing economics, and property development.

      Why do we do town planning?2020-10-10T08:55:05+00:00

      Town planning, also commonly referred to as urban planning, is the process of effective land resource management. This process allows for the effective control of both new and existing developments, alongside allowing for strategy preparation to ensure the management of future requirements. Town planning regulation is subject to frequent change and is often molded in response to local needs.

      The field is mainly concerned with the effective planning of settlements and communities, as the name suggests, though factors affecting conservation, financial, educational, transportation, and public health are also taken into consideration. Regulation of land development and use in accordance with these factors is generally thought to lead to sustainable, controlled growth, positive economic development, improved infrastructure, and an overall increase in quality of life.

      What is needed for a planning application?2020-10-10T08:56:54+00:00

      The vast majority of planning applications require the submission of the standard application form, a location plan, a site or block plan, an ownership certificate, an agricultural holdings certificate, and a correct application fee at minimum. A design and access statement may be required. In addition to this, at a local level, applicants may be required to submit further information specific to the area – this often varies in accordance with development type.  Local requirements may be found on the LPA’s website.

      In addition to the submission of documentation, an application fee must be paid. This fee is also dependent on the type of development proposed but may be calculated using the Planning Portal’s fee calculator.

      Can I apply for planning permission myself?2020-10-10T09:07:42+00:00

      Anyone can submit planning applications for development, irrespective of the property owner, so long as the owner, or part-owner, leaseholder, agricultural tenant, or other parties financially involved with the property is informed of any proposed changes. In addition to this, all planning applications must be submitted with a certificate relating to or proving land ownership, or, that the legal owner of the property has been notified of the proposed changes.

      Though applications may be made by an individual, it is advisable to appoint a planning consultant, or similar agent to assist with composition and submission, in order to ensure the process is as smooth and fast as possible.

      Is it hard to get planning permission?2020-10-10T09:04:48+00:00

      A collection of surveys conducted between 2017 and 2019 indicate that between 27 and 34% of recent applicants for planning permission in the UK found the process difficult. One survey, conducted by Everest, revealed 32% of applicants waited three months for approval, whilst a quarter of applicants faced with denial had applied in excess of three times.

      In spite of these figures, historical government data shows a significant increase in the number of approved planning applications in recent years, jumping from an approval rate of 82 to 88%.

      The ease of obtaining planning permission is hugely dependent on the quality of application, alongside the area for which the development is proposed. The best way to ensure the success of your planning application is to consult an experienced planning consultant, who will assist in the development and submission of an effective, comprehensive application.

      How much does a planning application cost?2020-10-10T09:11:55+00:00

      Planning application fees vary according to local authority, and further according to the size and nature of the proposed development.  For example, in England, submitting an application for a new house build, or a conversion currently costs £462, with outline applications charged £462 per 0.1 hectares.  It is important to note that in many cases, an additional £20 processing charge applies to those submitting documents online via the Planning Portal.

      Planning consultants tasked with composing or submitting a planning application often aim to charge a fixed fee, in order to allow the client to complete their project within a set budget.

      What is planning permission required for?2020-10-10T09:13:30+00:00

      You will most likely require planning permission in order to legally proceed with a development in the UK. The main types of development for which planning application must be submitted and approved include new builds, major alterations to existing buildings, and changes of use. If work is started without planning permission, an enforcement notice will be issued to the owner of the property, followed by potential fines, or prosecution.

      Planning permission is often an essential prerequisite to developments of any kind – it is highly advisable to check if it is required prior to undertaking work of any kind, or starting building. Involving a planning consultant with your development project can assist in the effective composition and submission of all documents required for planning permission, getting things moving within a shorter timeframe.

      Can I start building without planning permission?2020-10-10T09:14:02+00:00

      Building without planning permission is not necessarily a breach of UK regulation – however, in many instances, it is – especially in the case of significant development. Planning control breaches may result in the necessitation of the submission of a retrospective application to the local council or planning authority. If this submission is not accepted or is connected to a previously refused application for the property in question, an enforcement notice may be issued.  In extreme cases, this note may stipulate that the entire structure is dismantled.

      Employing a planning consultant can assist greatly in avoiding regulation breaches with regard to planning permission. Norton Taylor Nunn’s team of highly trained specialists are proud to provide consultation and advisory services relating to planning permission. Contact us today to further discuss your development.

      What percentage of planning appeals are successful?2020-10-10T09:14:29+00:00

      The records of the Planning Inspectorate (the board responsible for appeal applications) indicate that approximately one-third of planning appeals are successful, with this rate remaining relatively consistent over a significant period of time. This translates to approximately 33.33% – which is not an incredibly encouraging figure for those faced with rejection.

      If you are concerned with the success of your planning application or have already faced rejection, employing a planning consultant is the best course of action. As professionals in the field of planning legislation, planning consultants are able to guide developers through the process of application and application alterations. 

      Who deals with planning appeals?2020-10-10T09:15:09+00:00

      Planning appeals, once processed by a local planning authority (LPA) are most often referred to the Planning Inspectorate. Applicants may proceed with a refusal by appealing to the Secretary of State via the Inspectorate, which manages planning appeals, national infrastructure planning applications, and specialist planning related casework within the borders of England and Wales.

      Norton Taylor Nunn’s planning appeal consultants are able to take care of all aspects of an appeal, from the preparation of an appeal statement evidencing strong reasons for approval, to robustly challenging the opinion of the council in writing or consultation.

      How do I appeal a planning application refused?2020-10-10T09:15:50+00:00

      The appeal process, when conducted by a planning consultant, generally begins with an application review and audit. The decision notice will be thoroughly analysed, in order to establish initial weak points within the refusal. When combined with a more thorough highlighting the application’s strengths, this should increase the chances of a successful application.

      Planning consultants may also provide a supporting planning statement, which addresses key issues, and sets out planning grounds in favour of the application.

      Following this, a proposal indicating the likelihood of a successful reapplication will be proposed, and listed alongside cost.  These steps may be undertaken by an individual, but are generally much more effective with professional input.

      What does appeal dismissed mean in planning?2020-10-10T09:17:18+00:00

      The dismissal of a planning application appeal generally indicates that the application may not be taken any further. The most effective way forward from this point is most often a re-evaluation of the original submission, and appeal. This re-evaluation is most often conducted as the first step of the creation of an edited application, designed to appeal to any weaknesses noted in the rejection or dismissal note.

      Involving a planning consultant on a previously dismissed development project can be an excellent way to get things back up and running. Norton Taylor Nunn’s team of specialist planning appeal consultants use their expertise to ensure the majority of appeals brought to us are approved.

      What happens if you ignore a planning enforcement notice?2020-10-10T09:18:06+00:00

      An enforcement notice is a legal document issued to property owners in the case of a planning control breach. Enforcement notices outline the steps which must be undertaken in order to resolve this breach within a specified timeframe. These steps may include the deconstruction or alteration of a building, the reinstation of a demolished building, or the ceasing of activity on the property.

      If the notice is not appealed within the specified time period, it will take effect, and the person in control of development on the property will be required to undertake all steps specified. Further ignoration of an enforcement notice is considered a failure to comply, and a criminal offence.

      What is the 10-year rule in planning permission?2020-10-10T09:20:26+00:00

      The 10-year rule is most often used to refer to a legal loophole in UK planning regulation.  If the land has been developed unlawfully, the best course of action is to submit a retrospective application – if this course is not followed, an enforcement notice may be issued listing drastic alterations that must be made to the property by law. Alternatively, if no enforcement is taken within four years of development completion, it is granted immunity from enforcement action. This loophole also exists in a 10-year form when dealing with a change of use in the property.

      These loopholes are extremely risky ways of avoiding planning regulation – Norton Taylor Nunn strongly advises against the use of such methods.

      What is a breach of planning control?2020-10-10T09:22:32+00:00

      A breach of planning control, or a planning breach, is defined by law as the starting or continuation of a development without the correct planning permission or failing to comply with conditions or limitations listed in permissions. Developments out with the limits of Permitted Development Rights are also considered a breach of planning control.

      Those guilty of serious planning control breaches may be subject to fines, or prosecution.

      What happens if planning conditions are not met?2020-10-10T09:23:39+00:00

      Planning conditions must be met as a legal requirement. Local Planning Authorities are generally authorised to conduct inspections of the property in order to ensure the development’s compliance to conditions within the planning permission.

      Failure to comply with and conditions or stipulations outlined within the planning permission may lead to the issue of an enforcement notice, or to invalidation of the original permission. Following this, failure to comply with the steps set out in the enforcement notice may result in prosecution.  

      What are valid planning objections?2020-10-10T09:27:55+00:00

      Objections on the grounds of invalidity are common in planning applications. Comments citing this reason only as their reason for objection are not generally taken into account by local planning authorities. Valid reasons for objection include;

      • The proposed development is not compliance with national, regional, or local planning policy
      • The proposed development is not in keeping stylistically with other buildings or features in the area
      • The proposed development will have a negative impact on surrounding properties (e.g. infringement on privacy or loss of daylight)
      • The proposed use for development is not suitable for the surrounding area
      • The proposed development will cause issues with traffic flow
      • Similar proposed developments have already been rejected repeatedly
      • The development has been proposed within a restricted area, such as a green belt
      • The type of housing proposed is not in line with current local housing needs
      How many objections does it take to stop planning?2020-10-10T09:28:28+00:00

      There is no set threshold for the number of applications required to reject a planning application. Local planning authorities tend to value the quality of objections over quantity, meaning the reasons for rejection within comments on the application or letters must be valid and hold significant weight. Badly constructed petitions will not be considered.

      It is thought that the submission of between 5 and 10 quality objections will result in a committee meeting. Procedure and policy will vary between local planning authorities.

      On what grounds can planning be rejected?2020-10-10T09:29:44+00:00

      Planning applications can be rejected for a vast variety of reasons – reasons which should be listed within a decision letter sent to the applicant upon rejection. These reasons may include common issues, such as an issue with the style of the building, design flaws, inappropriate layout, infringement on the privacy of neighbours, light-blocking, road safety, or conservation.

      Developments not in keeping with a local council’s current housing needs may also be rejected. Other reasons include the selection of sites out with town planning boundaries, the materials proposed for use, or the size of the plot.

      Though some of the above issues are easily resolved by way of amendments, those stuck in a rut with planning rejection should consider seeking advice from a planning consultant.

      Are planning objections anonymous?2020-10-10T09:30:11+00:00

      The anonymity of planning rejections is entirely dependent on the individual policies of local planning authorities. Generally, all comments submitted to an LPA must contain a valid name and address in order to be considered, however, objectors may request the withdrawal of their details for all records uploaded or distributed for public inspection.

      Can neighbours stop permitted development?2020-10-10T09:30:43+00:00

      Property under permitted development does not require planning permission, meaning the public, and neighbours, typically cannot object to the development. If there is concern over neighbours objecting to the development regardless of this, peace of mind may be bought with a certificate of lawful development.

      With this being said, if there are any legal flaws or issues with the property, such as a violation of the ‘right to light’ law, neighbours are within their rights to object to the development.

      What is strategic land use planning?2020-10-10T09:34:27+00:00

      Strategic land development planning is the process of the assessment of land, with the intention of identifying future land uses, and potential for development.  Strategic land use planning helps forecast and control a variety of factors affecting a location, including housing demand, and the need for services to meet subsequent growth caused by any development. Strategic land planning balances controlled growth with sensitive factors such as sustainability and community needs.

      Strategic land development planning is part of a wide network of local planning authorities, and town development plans, ensuring consistency and helping the UK as a whole function efficiently and effectively.

      What does a land developer do?2020-10-10T09:35:52+00:00

      Land developers are generally required to oversee property acquisitions, alongside the subsequent planning and construction process. The real estate organisations to which land developers belong may specialise in one particular area of development, broadly defined as commercial and residential. These categories may be narrowed down to residential, retail, office, and industrial developments.

      When overseeing developments, land developers generally take into account property value, the current state of the economy, zoning restrictions, and the suitability of land. Those specialising in other areas may assist in portfolio development or market analysis. Land developers may work to subdivide land in order to better suit the development project or to maximise potential profit.

      How do you source land for development?2020-10-10T09:37:51+00:00

      The first step in sourcing land for development is conducting extensive research regarding the type of development to be undertaken, and the most suitable type of land for purchase in accordance with this. Any other relevant investigations should also be completed. Following this, interest should be registered with all relevant parties, including land agents, brokers, planning consultants, and real estate agents.

      Property sections of publications such as both local and national newspapers and magazines should be frequently checked, alongside property sales websites. Setting email notifications for property uploads may assist with keeping track of properties new to the market online.

      Land purchasing opportunities may also be found at specialist auctions, which may be accessed through both private inquiries, and government authorities. 

      What is strategic land?2020-10-10T09:40:48+00:00

      Land may be considered strategic for two primary reasons;

      • The location of the land may form an access route upon development, subsequently opening up a larger area of land for potential development.
      • The land may be within the boundaries of an existing developed area, meaning it will tend to gain value regardless of how much is invested in it, and that it may be developed over a short, medium, or long term. Brownfield sites are an excellent example of this.  

      The value of strategic land lies in the way it is processed through the planning application system, or through development, and subsequent sale. As mentioned above, the land may also be held as an investment.

      How do you find development opportunities?2020-10-10T09:42:35+00:00

      Development opportunities can be found through numerous sources of information. Following the conduction of preliminary research relating to all aspects of the development, a prospective developer should register interest with all relevant parties through which land or property may be obtained. This can include land agents, brokers, planning consultants, and real estate agents.  In addition to this, forms of publication through which property can be advertised should be checked on a regular basis, alongside online listings, for which notifications can be set.

      Strategic land may also be found for sale at actions catering to developers, or land auctions, both of which may be accessed through both private inquiries, and government authorities. 

      Town Planning Process

      Our Town Planning Blog

      Check our blog

      Our Town Planning Blog

      Check our blog

      Request Town Planning Consultants Advice

        Looking for help from professional town planning consultants? Get in touch with us

        Go to Top