Article
15 March, 2024
Under the Town and Country Planning Act 1990 (TCPA 1990), planning permission is required for the carrying out on land of any development. A development is defined as the "carrying out of building, engineering, mining or other operations in, over or under the land, or the making of any material change in the use of any building or other land"
Planning permission is primarily about consent - (a) whether you can do something, and (b) if so, whether it has to be done a certain way.
There are four main types of applications:
Full planning application
This type of application will include all the necessary details of the proposal such as detailed drawings to allow the development to proceed once planning permission has been granted.
Householder application
This is specifically for householders, for example permission to build a garage or a conservatory.
Outline planning application
Outline planning permission is often used to establish whether the scale and nature of a proposed development is acceptable, fewer details about the development are need than a full planning application.
Reserved Matters application
If an outline planning application is approved then the reserved mattes must usually be approved before work can start, reserved matters can include details around access, appearance, landscaping etc. This must be submitted within 3 years of the outline application.
Generally, if your application is approved, you will have 3 years to begin work.
You will be in breach of Section 171A of the Town and Country Planning Act 1990 if:
You carry out development without the required planning permission; or
You fail to comply with any condition or limitation subject to which planning permission has been granted.
It is imperative that you are aware of the consequences of breaching planning control and that you do not rely on being able to obtain retrospective permission as most authorities do not allow this.
Enforcement
An Enforcement Notice will be issued if you are in breach of planning controls. This is serious and can require the works be removed completely. Enforcement Notices can be issued for up to:
It is important to note that the above time limits do not apply to unauthorised developments which have been deliberately concealed by the owner or occupier. In this instance, the Local Authority can apply for an Enforcement Notice within 6 months of finding out about the unauthorised development, irrespective of how long the works have been completed for.
It is therefore imperative to ensure you have the correct permissions for any development, as it can be extremely expensive and time consuming to deal with the consequences if not.
The Secretary of State may, by development order, grant deemed planning permission for specified developments or classes of developments. If developments to build schools can satisfy these criteria, then planning permission is not required.
The GDPO 2015 acts as a national grant of planning permission, which operates by giving deemed planning permission for certain developments, without the developer having to make formal applications for planning permissions through classes of development described as "permitted developments."
Included in these permitted developments are:
Planning permission will be granted if the following conditions are met:
The Development will not be permitted by Class C if:
Class CA of the GDPO 2015 permits development consisting of temporary school buildings on vacant commercial land and the use of that land as a state funding school falling within class F.1(a) (provision of education) for up to three academic years. The school must be on a site that was previously used for specific commercial purposes, on which now all buildings have been demolished.
Planning permission will be granted subject to the following conditions:
Development will not be permitted if:
Building regulations are a set of standards designed to ensure a property is safe and comfortable to live in. They are also increasingly concerned with ensuring a property is energy efficient. These equally apply to schools.
This is the most thorough type of application and will include a full description of the proposed works, technical drawings, calculations and a plan. Providing the works meet the standards, you will receive a certificate within 8 weeks of completion.
This application is aimed at smaller projects and will need to include details such as a plan, however it doesn't require formal approval and work can commence 2 days after the notice is submitted.
A regularisation application is a retrospective application relating to previously unauthorised works. Providing the work complied with the relevant Building Regulations, a Regularisation Certificate will be issued.
Fines
Under s35 Building Act 1984, you can be fined for up to 2 years after completion of the works if they do not meet the relevant standards.
Previously, there was a 12-month limit from completion of the work to issue an Enforcement Notice under s36 Building Act 1984. This is now 10 years under the Building Safety Act 2022, which came into force in April 2023 and is a significant increase in time.
The Local Authority can also seek an injunction at any time if there is a health and safety risk.
What is a Listed Building?
A Listed Building is one that is of special architectural or historic interest and is therefore considered to be of national importance and worth protecting.
The categories of Listed Buildings are as follows:
Grade 1 - buildings of exceptional interest.
Grade 2* - buildings of particular significance and more than special interest.
Grade 2 - buildings that are of special interest and worthy of protection.
Is it important to be aware that other parts of the demise can be Listed, and it does not only apply to the building itself. Thorough investigations should therefore be carried out to ensure you have all of the relevant information with regards to the proposed works and can therefore apply for the appropriate consent.
Unauthorised works to a Listed Building without the required consent is a criminal offence and could result in an unlimited fine or 2 years' imprisonment. A Listed Building Enforcement Notice can also be issued at any time.
Furthermore, in the event that you purchase a property which is subject to such a notice, even if you did not carry out the works, you will be liable for the costs of rectifying them. Thorough research is therefore key to ensure you are purchasing the property with full knowledge of the works that have been carried out.
Ultimately, it can be extremely costly to deal with the consequences of failing to comply with planning permission or building regulations, and it is crucial to undertake the correct investigations to understand the relevant consents that are required before proceeding with any development.
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