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Guidance on submitting Planning Applications

INTRODUCTION

The planning process can be complex. Planning permission is needed for most types of building work to take place. It is also required for other purposes, for example a proposed change in the use of a building, erection of advertising signs or change in the use of land. In certain circumstances, some minor work doesn't require permission. That kind of work is known as a permitted development.

A planning application is made when a person, company or organisation seeks to gain planning permission. A fee is payable for all planning applications. A decision is then made to grant (usually with conditions) or refuse planning permission on a planning application. There is a right of appeal against planning decisions. Many decisions on planning applications are made by our Planning Officers. Decisions made by them are known as delegated decisions. Some decisions are made by councillors who serve on the Development Control committee - these are known as Committee decisions. Every planning application is subject to consultation. As part of the planning consultation process, anybody has the right to comment or make representations on planning applications. Representations and comments are taken into account when decisions are made about planning applications. Comments can include observations, objections or support to the proposals. People living near to the location of the planning application site are also notified about it. Notices about some planning applications may be placed near to the location and some notices about applications are published in newspapers.

If a development requiring planning permission is carried out without permission being granted, or if a development that has been given permission breaks one or more specified conditions, a planning breach may have been committed. Action may be taken by Development Control to deal with planning breaches. There is more information about the planning process on our Frequently Asked Questions (FAQ) page.

Below is a step-by-step guide to a typical householder application which explains the various steps for submitting an application. The process is similar for other types of Planning Application but additional or different types of information may also be required, depending on the kind of application made.

You can also use the links down the right hand side to review Frequently Asked Questions or go directly to submitting an application online or to find out more information about the planning process from trusted external sites.

Apply Online through the Planning Portal

Planning+Portal

The Planning Portal

Creates site location plans to accompany applications (compulsory)
Requires only one copy of all plans, documents, images if sent electronically.
Calculates the cost of your application fee.
Allows you to pay the application fee online
Automatically checks the correct parts of the form are completed.
Recalls details automatically saving time if you regularly send applications
Electronic form only needs to be completed once, saving time and money.
Receives supporting electronic files (plans, documents, images etc) with applications

We welcome planning applications made through the Planning Portal.

Pre Application Enquries

Some proposals do not require planning permission. Before a formal planning application is submitted, a pre application enquiry can be submitted to the Council. The initial enquiry on a proposal is made by submitting an Inquiry Form for Proposed Development to us. Downloadable forms are available on this website. A Pre-application enquiry can often minimise delays in determining your application. It can also clarify if planning permission is required for the proposed development, and may give you an indication of whether or not planning permission is likely to be forthcoming.

Whilst these enquiries are normally treated confidentially, some details may have to be made available where applicable under the Freedom of Information Act 2000.

A planning officer will respond to your enquiry and may be able to provide additional help and assistance if needed. The Pre-application enquiry Form is assessed through the Council’s One Stop Shop, where other issues can be raised, (e.g. if you require Building Regulations Approval). Pre-application enquiries can also help you and the Council identify areas of concern about your proposed development so that you can give consideration to amending your proposal before the application is submitted. The advice and guidance given to you at the pre-application stage is given in good faith. However, it is stressed that no member of staff can give a definitive undertaking as to whether or not your proposal will be granted planning permission.

Neighbours

The Council will consult your neighbours in most circumstances. It is our experience that it is often better to tell your neighbours prior to submitting a planning application rather than letting the Planning Department’s official letter of notification bring the application to their attention for the first time. This can often avoid disagreement and delay at a later stage. Your neighbours have the right to make representations on your application to the Council and these will be taken into account when assessing the application. We provide an online facilities to make representations, either by our "Comment on an Application" page, via E mail to development-control@sedgefield.gov.uk or via a link provided with each planning application awaiting determination, shown on our Online Application Register. Alternatively a representation can be sent in writing to our offices at Green Lane, Spennymoor.

What Happens Next?

Once you have clarified that planning permission is required, you will have to submit a valid planning application (i.e. one that contains all the relevant forms, plans, drawings, certificates and the appropriate fee). Householder planning applications are normally comprised of the Planning Application form which includes a certificate section, site location map, fee and plans showing the existing situation and that of the proposed development. You can use the electronic applications service hosted by the Planning Portal to send all or some of the items above electronically. Applications can also be submitted on paper and posted to us. The Planning Portal provides an automatic checking facility to ensure that you have submitted all of the items required for the Planning Application. For applications made on paper forms please see the checklist section.

We aim to determine householder applications in-between 6 and 8 weeks. You will initially be sent an acknowledgement letter notifying you of the Planning Officer who is dealing with your application. If you apply online this information can be emailed to you. The law requires that the forms you have submitted must be put onto public “register of applications” and your plans/drawings, forms and any correspondence must be available for viewing by any member of the public. Please be aware that this information will also be made available on our website through our Online Application Register.

Planning Application Forms:

From April 6th 2008, all English Local Authorities' Planning Application Forms will be provided in a National standard format known as 1 APP. This applies to both online applications and those made on paper forms.

The Planning Portal includes faclities to generate site location plans, take online fee payment and attach relevant documentation including photographs and drawings. There is also an online help facility to help you complete the details required on the form.

For those wishing to submit a paper application, we can either post the relevant form to you or you can download various applications forms from our website to print off, complete and post back to the authority. There are guidance notes also available to help you to complete the details required on the form. However, you will need to provide four copies of the application form, plans and location maps, unlike the online applications made on the Planning Portal where details only need to be entered once.

The questions on the planning application form determine what you are trying to do and in which location. It is important that you complete all questions on the application form as failure to do so may result in your application being deemed invalid and returned. Section 11 (Certificates) indicate who owns the land. It is important that you complete certificate A if you have been the landowner for more than 21 days, or complete certificate B if you don’t own all of the land, on which the application is submitted. Then include all landowners who have been notified. (We have separate forms to fill-in and to give to the landowners). This is a statutory requirement when submitting a planning application. If your property does not form part of any agricultural holdings (farm) please tick Section 1 and sign and date the notification.

What items do I need to submit with my planning application?

In addition to your planning application form, you will also need to submit all items specified on the National and Local Requirements Lists. The National list is the same throughout all of England but Councils can individually specify what is to be included on their Local Requirements list. The National List of requirements and our local requirement items can be viewed by clicking here. The process for submitting a householder planning application is shown below. If you are submitting a non householder application, the process will vary depending on the type of application submitted. For example, you may need to provide a tree survey, environmental impact assessment or design and access statement etc.

Example of how to submit a Householder Planning Application

Adequate plans and drawings must be submitted as part of a planning application, so that the design can be properly assessed. Adequate plans means that the plans are drawn to a recognised metric scale, capable of being copied satisfactorily, and show full details of walls, roofs, windows, doors, boundary treatments and hardstanding. They will be required for the benefit of planners, councillors, residents and amenity groups, among others. If plans are not accurate nor to an acceptable standard, this will cause significant delays in the processing of the application.

For online applications sent through the Planning Portal service, plans and drawings can be attached to the application or sent as paper copies if this is not possible. The plans and drawings must clearly state the scale of the drawing or plan and can be accepted as PDF or CAD Plot Files. For more information on submitting attachments electronically please visit the Planning Portal.

The following types of plans are required for each paper planning application: Four copies of every plan and form must be provided.

Location Plan at 1:1250 Scale

A location plan indicates where the dwelling is in relation to other dwellings, roads and other buildings.

Please note: Land Registry Plans are not acceptable as site location plans and your Planning Appication may be deemed invalid if you provide one as a site location plan. The site location plan provided must not breach any publishing copyrights and should only be obtained from organisations entitled to provide such plans to support planning applications. We are not authorised to supply copies of site location plans. Applicants should contact other site location plan providers -Click here for details

Outline the application boundaries of the property in red, and indicate any adjoining property owned or controlled by the applicant in blue.

Drawn to a metric scale of 1: 1250 preferably, and no smaller than 1: 2500
North point,
The location must show street names and numbers sufficient to identify the site and neighbours

Block Plan

Block
Plan

A Block plan is drawn to 1:100 or 1:200 scale and shows how the proposed development will impact on its immediate surrouindings.

Elevations

proposed elevation

proposed side elevation

Elevational plans show what the proposal would look like from each side and :

Should be drawn to a scale of 1:50 or 1:100.
Show every elevation of a new building or extension. (i.e. front, sides and rear if appropriate)
For an extension or alteration, clearly distinguish existing and proposed elevations.
Include details of materials and external appearance.
Show elevations in the context of adjacent buildings, where appropriate.

Floor plans

ground
floor layout

Floor plans show the footprint of the extension and indicates what internal space would be used for:

Drawn to a scale of 1: 50 or 1:100. (consistent with elevation plans)
In the case of an extension, show the floor layout of the existing building to indicate the relationship between the two, clearly indicating what is new work.
Show floor plans in the context of adjacent buildings and the location of their windows, where appropriate.
It may be appropriate to combine the layout and floor plan

Details of existing/proposed site layout

site layout plan

If you are providing more than one proposal on one application, it is likely that you will require a site layout plan, or if you have a particularly large plot

Drawn to a scale, typically 1: 200 or 1: 100.which covers whole of the land which the application relates to.
Show the whole property, including all buildings and structures, gardens, open spaces and car parking.
Show the siting of any new building or extension, vehicular/pedestrian access, changes in levels, trees to be removed, new or altered boundary walls and fences, and new hard surfaced open spaces

Householder Application Check List:

If you apply online, your application will be checked automatically before it is submitted. Howevver, where online applicants have chosen to send paper copies of plans, documents etc to the Council by post, four copies of each must be provided.

For householder applications, please check that you have provided the following:

• Completed Planning Application form (4 copies in total unless the application is submitted electronically)
• The completed Ownership Certificate (A, B, C or D – as applicable) within the Planning Aapplication form as required by Article 7 of the Town and Country Planning (General Development Procedure) Order 1995
• Agricultural Holdings Certificate within the Planning Application form as required by Article 7 of the Town and Country Planning (General Development Procedure) Order 1995
• Where Ownership Certificates B, C or D have been completed, notice(s) as required by Article 6 of the Town and Country Planning (General Development Procedure) Order 1995 must be given and/or published in accordance with this Article
• A plan which identifies the land to which the application relates drawn to an identified scale (1:1250) showing the direction of North (4 copies in total unless the application is submitted electronically)
• Copies of any other plans, drawings or information necessary to describe the subject of the application (4 copies of each plan/drawing in total unless the application is submitted electronically). These will norlmally include:

• Block plan of the site (at 1:100 or 1:200 scale) showing any site boundaries
• Existing and proposed elevations (at 1:50 or 1:100 scale)
• Existing and proposed floor plans (at 1:50 or 1:100 scale)
• Existing and proposed site sections and finished floor and site levels (at 1:50 or 1:100 scale)
• Roof plans (at 1:50 or 1:100 scale)
• The appropriate fee

Each type of paper application form contains a checklist similar to the one above which you can use to make sure you provide all the nationally required information (National Requirements) needed to process your planning application. For the moment, the Council will require all of the items specified on the National Requirements. However, for some types of Planning Application, the Council will also require further additional information, known also as "Local Requirements" in the near future as indicated elsewhere on this webpage.

Fees

The relevant fee needs to accompany your planning application. The current scale of fees came into force on April 6th 2008. See here for more details. The fee for householder extensions is currently £150.00. If you are paying by cheque please make it payable to ‘Sedgefield Borough Council’ crossed A/C payee. For details of the fee required and possible exemptions please see guidance note on "Fees for Planning Applications"

Other Consents

When submitting a planning application you should be aware that you may require other consents from the Council:

Building Regulations Approval - You will need to submit either a "full plans" application under the Building Regulations, or a
Building Notice, for the erection of most types of buildings, material alterations to existing buildings, drainage works etc.

Works will need to be inspected on site during the construction process. You can contact the Building Control Section on ext: 4269 for clarification and for the appropriaate forms.

Since the introduction of the paper and electronic versions of the standard national 1 APP forms, if your house is a Listed Building you only need to use one form to apply for consent for any building works and any alterations which affect the character of the building, including works to the interior of the building.

Conservation Area Consent If your house is situated within a Conservation Area then you need separate consent for any demolition you want to carry out.

What happens if the application is refused?

Should your application be refused, you have two options, either submit an alternative scheme that would comply with planning policies, or appeal against the decision to the Planning Inspectorate who acts on behalf of the Secretary of State for England & Wales. A planning appeal takes approximately 13 weeks to process.