Harper Adams University Planning Application Submission Study Notes

Harper Adams University Planning Application Submission Study Notes

Ground Floor Plan

  • Initial layout demonstrating the proposed site configuration and its relation to the surrounding environment.

First Floor Plan

  • Displays the design and specifications for the first level of the proposed development.

Key Terms in Planning Applications

Development Regulations

  • Definition: If any activity or change is categorized as development, planning permission is mandatory.

  • Permitted Development: Certain minor developments exempt from requiring specific planning applications, safeguarded under the Town & Country Planning (General Permitted Development) Order 2015 (GPDO).

  • Local Planning Authority (LPA): If a development is not classified under GPDO, a formal application must be submitted to the relevant LPA for express planning permission.

Objectives of the Session

  • Aims to clarify the process and requirements for submitting a planning application, ensuring students grasp essential elements of planning law.

Background Reading

  • Duxbury, 2018 – Chapter 8: A study resource for fundamentals of planning processes.

  • Bowes, 2019, 14th edition: A practical guide to planning law, which supplements the session information.

Determination of Planning Applications

  • District Authorities / Unitary Authorities: Handle most residential and commercial planning applications.

  • County Councils / Unitary Authorities: Responsible for minerals and waste applications.

  • Secretary of State (Planning Inspectorate): Approves Nationally Significant Infrastructure Projects.

Types of Planning Applications

Major Applications

  • Typical criteria for a major application include:

    • Residential developments of 10 or more dwellings or sites greater than 0.5 hectares.

    • Commercial developments exceeding 1000 m² in floor space.

    • Winning and working of minerals or waste development on sites greater than 1 hectare.

Minor Applications

  • Applications usually qualify as minor when developments involve:

    • Sites of less than 1 hectare or up to 0.5 hectares with fewer than ten residential dwellings.

    • Commercial spaces less than 1000 m².

Householder Applications

  • Functions primarily regarding extensions and associated structures (e.g., garages, conservatories) attached to an existing dwelling requiring planning permission.

Types of Traditional Applications

Full Planning Application

  • Criteria for Submission:

    • Complete details of the proposed development are available.

    • Site location generally deemed suitable.

    • Applicable for changes of use where no new buildings are involved.

    • Valid for 3 years from the date of decision.

Outline Planning Application

  • Provides a preliminary approval status for a development concept without full details, allowing developers to gauge the viability of projects without the extensive initial costs.

    • Approval issued is typically valid for three years, but does not allow for development commencement.

Required Information for Planning Application

National Validation List Items

  • Mandatory components for submission include:

    • Application form (1App)

    • Location Plan: Indicating the site with red borders and land owned by the applicant in blue.

    • Block Plan: Detailed view of the site’s structure.

    • Plans and Elevations: Both existing and proposed configurations.

Design and Access Statement

  • Required only for:

    • Major developments.

    • Developments in Conservation Areas or World Heritage Sites involving new dwellings or substantial floorspace extensions (≥100m²).

  • Not required for applications made under certain existing permissions or non-applicable modifications.

    • Essential components of a Design and Access Statement:

    • Design principles and concepts explained.

    • Context appraisal steps taken into consideration.

    • Access policy addressed in relation to local development policies.

Additional Required Certificates

Article Ownership Certificates

  • Must submit one of the following:

    • Certificate A: Certifying sole ownership of the land without agricultural holding status.

    • Certificate B: Certifying required notices served to other landowners.

    • Certificate C: Certifying the inability to establish all other owners or tenants despite efforts.

    • Certificate D: Detail steps taken to discover ownership and documentation of notices published in local newspapers if applicable.

Outline and Reserved Matters Applications

Outline Planning Permission

  • Key elements include:

    • Establishes in-principle approval for a particular development type.

    • Valid for 3 years without beginning development.

  • Minimum information needed includes:

    • Indicative layout of proposed buildings, roads, and open spaces.

    • Detailed scale parameters for buildings, indicative access points.

Reserved Matters Application

  • This arises post-outline consent, requiring applications for:

    • Layout

    • Appearance

    • Scale

    • Access

    • Landscaping

  • Development must commence within 2 years of the final reserved matters approval.

Exceptions to Outline Applications

  • Outline applications might not be accepted in sensitive areas, including:

    • Conservation Areas

    • Listed Buildings

    • Proposals involving change of use.

Permission in Principle (PIP)

  • Initiated in June 2018 for small housing developments (up to 9 homes or <1ha).

  • Requirements simplified to:

    • Minimum/maximum number of units proposed.

    • Scaled identification of the land involved.

    • Payment of a set fee.

  • Determined within five weeks by the Local Planning Authority (LPA).

Planning Application Fees (2025)

  • Fees are standardized without refunds for withdrawals or refusals. Free re-application allowed within 12 months.

  • Planning Application Fees Schedule:

    • Permission in Principle: £512 per 0.1 hectare.

    • Outline Applications:

    • Under 0.5 hectares: £588/0.1 hectare

    • Between 0.5 - 2.5 hectares: £635/0.1 hectare

    • Over 2.5 hectares: £15,695 + £189 for each additional 0.1 hectare.

  • Reserved Matters: Full application fee.

Supporting Information Requirements

Environmental Impact Assessments (EIA)

  • EIA mandated for developments listed under Schedule 1 of the 2011 EIA Regulations involving projects with high environmental impact potential (e.g., airports).

  • Schedule 2 defines developments that may require an EIA based on significant environmental impact likelihood.

  • Developers can approach councils for ‘screening’ and ‘scoping opinions’ to confirm EIA necessity and methodological scope, respectively.

Final Considerations

Registration and Validation Process

  • All necessary information must be submitted; failure to do so allows the LPA to refuse validation of the application. Knowledge and appeal options exist for refused validations.

Pre-Application Advice

  • LPAs can provide valuable guidance necessary for improving submission quality and clarifying supporting requirements, typically charging fees for this service.

Conclusion

  • Success in planning applications hinges on comprehensive preparation and meticulous design processes, with clarity that most costs arise from the need for supporting information rather than the application fee itself.