The RCD Guide to Planning Permission

Transcription

1 The RCD Guide to Planning Permission

2 The RCD Guide to Planning Permission Contents STEP ONE 2 Does my Ropes Course need Planning Permission? STEP TWO 3 So I need Planning Permission What do I do next? STEP THREE 4 How to make an application for your ropes course STEP FOUR 5 Which type of application should I make? STEP FIVE 8 The Main Issues STEP SIX 11 What happens to your application? STEP SEVEN 13 Building Regulations and other Legislation. The Planning Process Simplified (Enlarged on P14) : STEP ONE Contact the planning department of your local council. Ask for their advice. STEP TWO If planning permission is required, ask for an application form. Ask if they foresee any problems, which can be overcome by altering your proposal. STEP THREE Decide what type of application you need to make. FULL APPLICATION If you know what you wish to do and have prepared detailed drawings. OUTLINE APPLICATION If you want to see what the council thinks of the work you intend to carry out before you go to the trouble of making detailed drawings. STEP FOUR Send the completed application forms back to your local council, along with the correct fee. Each of the forms must be sent along with a plan of the site and a copy of the drawings showing the work you propose to carry out. Photographs of the site will be helpful. STEP FIVE The council will acknowledge your application within a few days. STEP SIX The council will decide your application within eight weeks. STEP SEVEN If you do not hear then you can appeal to the Secretary of State for the Environment. If it permission is refused, then talk to the planning department in order to clarify the reasons why. Ask what changes can be made. If it has been refused you can submit another modified application, free of charge, within 12 months of the decision on your first application. 1

3 DOES MY ROPES COURSE NEED PLANNING PERMISSION? The majority of land uses in England and Wales are defined by the Town and Country Planning "Use Classes Order". Ropes Courses and other types of outdoor recreational and training facilities fall within Class D2 of the Order. In general: Change of use of an area of land from another use, such as farming or forestry, to construct a Ropes Course, will require planning permission. Construction of a Ropes Course structure and associated buildings, car parks and other facilities will require planning permission. There are very few exceptions, and these are covered by the Town and Country Planning (General Permitted Development) Order. For example: Use of land for any purpose for not more than 28 days in any calendar year, including the erection of moveable structures needed for that use. Use of land for recreation or instruction by certain recreational organisations, being those holding a certificate of exemption under Section 269 of the Public Health Act Development on land within an amusement park, including the installation of plant or machinery used in connection with public entertainment. There are strict criteria applying to these exceptions, and it is essential that you check the position with your Local Authority. 2

4 SO I NEED PLANNING PERMISSION WHAT DO I DO NEXT? Visit or write to the Planning or Development department of the Local Authority in whose area your site is located. The planning of recreational and training facilities takes place at several levels. National Park Authorities and County Councils develop general strategies for their areas, while District and Borough Councils are more interested in specific sites. In general, it is best to start with your District or Borough Council. Ask to see and read the Council s published Local Plan for the area in which your site is located. This document will be divided into a "Written Statement" and a "Proposals Map", and you should concentrate on the sections devoted to such matters as leisure, recreation countryside and community facilities. The plan should identify parts of the local authority s area that are considered suitable for such uses. It may even contain proposals for specific facilities, such as country parks or areas for intensive recreation. Make a note of any specific land use allocation shown on the "Proposals Map" which covers the area of your site. Some areas will be unallocated, for example farmland, where it is generally expected that the existing use will remain. You may also find that the plan shows other types of designation, such as Floodplains, Conservation Areas, Sites of Special Scientific Interest or Areas of Outstanding Natural Beauty. Much of the content of the Council s Local Plan will have come from higher levels of authority. The Council will have inbuilt a considerable weight of information derived from Government Acts of Parliament, Circulars, or Planning Policy Guidance Notes, from County Council Structure Plans, or from a variety of other sources. So if the Plan is up to date, you will not need to do much further research. You may find that having read the Local Plan, it seems that your current scheme is unlikely to receive Planning Permission; however, it may highlight more promising alternatives. If your scheme seems to meet most if not all of the criteria in the Local Plan, you should take things further. Make an appointment to see either the Planning Policy officer or the Development Control Officer within the District or Borough Council. The Planning Policy Officer is responsible for encouraging new developments that fit in with the Council s Local Plan objectives, while the Development Control Officer is responsible for dealing with specific Planning Applications. If you can meet both at the same time, you will save yourself a lot of time and effort. Your notes about the Council s Local Plan will give you plenty of information to support your proposals. Explain how your scheme fits in with a land allocation in the plan, or meets the objectives or policies in the plan. Give outline details of your scheme, highlighting wider community or recreational benefits while staying clear of any controversial issues. Now is also the time to confirm whether or not your particular scheme would need Planning Permission at all, for example if it is only a Low Ropes Course, and whether an Outline or Detailed Planning Application would be the better way to proceed. Read and take notes from the "Written Statement" about the Council s proposals and policies for the area of your site. It will give details about any new sites being proposed for outdoor recreational or training facilities, and it will set out the criteria for assessing any proposals which are received. It will also explain what the various land designations mean, and the way in which development will be controlled in such areas. REMEMBER Local Authorities have a duty to control new buildings or changes of use of buildings or land. Control means finding a balance between the need for change and the wish to see the countryside protected. But they generally welcome development that would make a positive contribution to the community or the environment, and are reluctant to refuse Planning Permission unless there are serious problems. You should come away from your meeting with a clear idea of whether to go ahead. 3

5 HOW TO MAKE AN APPLICATION FOR YOUR ROPES COURSE There are two types of Planning Application; An Outline Application this is a relatively cheap and simple way of finding out whether you could build a ropes course. You need only to be able to identify the exact area of land you intend to use on an Ordnance Survey 1:1250 or 1:2500 scale plan. You will need to fill out an "Application Form" giving brief details of the proposals and outline the proposed site on the Ordnance Survey Plan in red, and a Certificate that you are the owner of the land or entitled to a tenancy. You will pay a fee to the Council on the basis of the land area measured in units of 0.1 hectares. A Detailed Application this is a more time consuming and expensive procedure. You will need to fill out an "Application Form" giving brief details of the proposals. You will also need to supply an Ordnance Survey based location plan showing the site outlined in red, a block plan at 1:500 or 1:200 showing the relationship of the site to surrounding areas, and plans/elevations of all the buildings and structures at 1:100 scale. The application should also be accompanied by a design statement explaining the scheme. 4

6 WHICH TYPE OF APPLICATION SHOULD I MAKE? An Outline Planning Application will only be appropriate in certain cases. For example; If you do not wish to spend a lot of time and money having detailed plans for a project drawn up. The disadvantages of an outline application are that: The lack of detail in the application tends to worry local authorities and residents, leading to requests for more detailed information. You will still need to make a more detailed application with full plans, called a "Reserved Matters" application, even if the Outline Application is approved. Normally, you should make a Detailed Planning Application for your project. While this may involve more time and expense at the outset, you should get a quicker decision. Here is some advice on making your application; If the application is complicated, consider appointing a professional consultant. The Local Authority Planning Department and the Royal Town Planning Institute (tel ) can tell you about consultants in your area. They will be able to give you an estimate of fees, depending on whether you only need them to make and handle the application process, or will expect them to prepare all the necessary plans and documentation. Remember that it may cost you less to buy a small amount of professional help at the outset rather than pay for more extensive help later to sort out avoidable problems! Check that there are no other controls such as Tenancies, Legal Covenants or Rights of Wa y over your site. These may not stop you applying for or even getting Planning Permission, but you will not be able to start construction unless they have been fully resolved. You should check your Deeds and consult a solicitor. Ask your Local Authority to send you at least five sets of Planning Application forms and a copy of any explanatory notes or guidelines. Read these carefully, since every local authority has slightly different requirements. The application form will always ask for: your full name and postal address - these must be legally identifiable. the name and address of any "agent" or "consultant" acting for you. the location of the site, with an Ordnance Survey field number or grid reference. the area of the site in hectares. a description of the proposed development use a clear description such as: "Use of land for the erection of a Ropes Course. Associated administration building, toilets and changing rooms. Form new vehicular access and car parking area." There will be further questions about the project. These will normally include details of: materials to be used in any new buildings and structures. any trees to be removed. any new or modified accesses to a public highway. arrangements for dealing with foul or surface water drainage. If your project is a commercial undertaking, you will also be asked to fill in a second form giving details of the relationship between your proposals and any existing use adjacent to the site. This might include other types of outdoor recreation facility, or a hotel or conference centre. It will ask for details of storage of any hazardous materials, disposal of trade refuse, parking provision, numbers of vehicles entering the site each day, floorspace for different uses on the site, and numbers of employees. It is important to give specific answers to these questions, but if in doubt, say so on the form. 5

7 You will also be required to fill out a Certificate. If you are the sole owner of the site, or have leasehold of more than seven years, Certificate A usually forms part of the application form. If not, you should ask for an alternative Certificate B, C or D covering other situations, such as where you are a prospective purchaser. Four completed sets of the forms and one Certificate need to be included with your application. You should retain one set for reference. Obtain five copies of an Ordnance Survey 1:2500 or 1:1250 scale "Location Plan" covering the area in which your site is located. All Planning Authorities are permitted by Ordnance Survey to supply applicants for Planning Permission with five copies of a plan, usually A4 size, for which a fee is payable. If you have your own plan prepared, ensure that it is accurate and up to date, showing all surrounding roads, buildings and land clearly. On each copy of this "Location Plan", mark the outline of your site in RED. Mark the outline of any adjoining land in your ownership, but not part of the application, in BLUE. Obtain five sets of plans showing the layout of the site at 1:500 or 1:200 scale, together with plans and elevations of all the structures and buildings at 1:100 scale. These plans must be printed on durable material not subject to fading; don t forget that they will be opened and seen by a large number of people, including member of the public over a period of several weeks while the application is being considered. 1:500 or 1:200 block or layout plans should clearly relate the site of your ropes course to the surroundings of the site. They should show: basic metric dimensions of the site site of the ropes course site of any ancillary building and structures any buildings or structures to be removed existing trees, canopy spread and species trees to be removed, canopy spread and species (outlined in GREEN) existing and proposed site levels, and the floor levels of any buildings details of vehicle and pedestrian access site of car parking and servicing areas Lettering should identify different parts of the site clearly. Plans may also be coloured to give additional clarity, but do not get carried away colour is costly and can cause confusion or accusations of artistic licence! 1:100 Plans and elevations do not need to be over detailed for planning purposes. However, they should show: all four elevations of the ropes course structure and other buildings and structures existing background of trees and other buildings to scale details of materials, including the colour of any external surfaces ground level and high level plans of the ropes course floor plans of any buildings and structures details of new landscaping, including plant species and heights the size and height of the new structures with metric dimensions details of walls, fences and other means of enclosure the positions of access points to the structure and other buildings. 6

8 A Landscaping scheme at a minimum scale of 1:200 will normally be required as part of any application for a Ropes Course. It should comprise: a survey of all existing features features of landscape, amenity or nature conservation interest to be retained hard landscaping including walls, and ground surfacing soft landscaping, size, species and position of trees and shrubs. protection measures for trees and other features during construction a maintenance scheme for at least two years from completion A Tree Survey at a minimum scale of 1:200 is essential in the case of a Ropes Course development located in woodland. Such a survey should be carried out by a qualified person and should accurately plot the position, trunk girth, height, canopy spread, species and condition of all trees on the site. It should also give clear details of which trees are to be used to construct the course, and measures to ensure their safety and survival. Photographs of the site are not mandatory. In some instances, Local Authorities will accept photographs or photomontages of certain standard items such as litterbins or portable buildings. It is unlikely that they will accept them in lieu of 1:100 plans and elevations. Photographs of the site "as existing" may be very helpful, but it is important to accompany them with a caption sheet and plan showing the direction of each view. The Design Statement is an important part of the application. Many Local Authorities, consultees and members of the public will not know what constitutes a Ropes Course. The statement should: briefly explain the concept of a Ropes Course explain the background to the project say why the chosen site is appropriate mention any positive planning, community or financial backing give a statement of objectives for the project explain the design principles behind the Course say who is expected to use the course emphasise any community benefits mention any employment opportunities say how any likely problems will be minimised Since the Statement may be read separately from the remainder of the application, it is worth considering making it a bound document containing reduced size copies of all the plans together with photographs, artists impressions, and other supporting information. This might include extracts from other publications or documents that support the concept of ropes courses, or explain how well they have fitted in other situations. Don t forget you are selling an idea to people who may be reluctant to accept change! 7

9 THE MAIN ISSUES Any Planning Application for a new Ropes Course will raise a variety of issues. Some of these will be common to any proposal, some will be unique. The most common issues apply to many types of development in countryside or woodland areas; Scale the scale of a development is crucial. Any new scheme should be generally small in scale and not designed to attract large numbers of people on a casual basis. Certain types of site may be located within specific areas for high intensity recreation or training use, such as Country Parks or Picnic Areas, but these are few and far between. Schemes based around existing buildings or facilities are likely to be more acceptable than new sites. High ropes courses which are visible from a long distance are likely to raise more objections than low ropes courses which cannot easily be seen. Courses set into natural landscape features such as trees or valleys will be less intrusive than pole based courses on flat or unscreened sites. Access high volumes of vehicular traffic are actively discouraged from using country lanes and byways. Any proposal which gives rise to increased traffic will be resisted. It may be possible to reduce traffic problems by encouraging the use of public transport, cycling or pedestrian access instead of private cars. If road vehicles are essential, participants should be encouraged to use organised group transport from a common origin. Parking parking areas are large and unsightly. Planning Authorities often insist on high levels of car parking for recreational facilities, but then use the resulting problems to refuse permission. Standards vary between authorities, but average 1 space for every 3 members of staff and 1 space per 3 participants. Nature and Geological Conservation there are several types of nature or geological conservation areas which may raise issues. These will be revealed on the Councils Local Plans, and will include: Internationally Important Nature Conservation Sites (IINCS s) Ramsar Sites wetland sites Special Protection Areas EC sites of special importance for birds Special Areas of Conservation EC sites of special natural interest National Sites National Nature Reserves owned or leased by English Nature Sites of Special Scientific Interest (SSSI s) identified by English Nature Regional and local sites Sites of Nature Conservation Interest (SNCI s) non statutory Regionally Important Geological/Geomorphological Sites (RIGS) non statutory Other sites Local Nature Reserves usually managed by Local Authorities Non statutory nature reserves usually managed by wildlife organisations Protected Species The known habitats of rare species protected by the Wildlife and Countryside Act, Protection of Badgers Act and other legislation, such as: Bats and Badgers Sand Lizards Smooth Snake Red Squirrel Early Spider Orchid 8

10 Trees Many trees are protected by Tree Preservation Orders (TPO s). These are divided into three categories: Woodland Orders protecting large areas of woodland Group Orders protecting small isolated groups of trees Individual Orders protecting individual trees Specific permission must be obtained from the Local Authority for the lopping, topping or felling of any tree protected by a Tree Preservation Order. The assistance of a qualified Tree Surgeon or Aboriculturalist will be needed to support an application. This must be accompanied by a condition survey, which needs to show that the tree is dead, dying or dangerous. Permission to fell or lop trees covered by an Order in order to construct a Ropes Course is unlikely to be granted. If permission is granted, it is likely to include conditions requiring replacement tree planting. Please refer to "RCD s Guide to Issues concerning the Use of Ropes Courses in Trees" for more information. Hedgerows Some hedgerows are protected under the Hedgerow Regulations. This allows Local Authorities to prohibit the removal of "important" hedgerows, defined as having been in existence for more than 30 years and which meet criteria such as being an ancient parish boundary or containing important species. Some nature conservation sites can have more than one designation. Development which may affect them is tested against rigorous criteria. At the highest levels, development is rarely if ever permitted. Even on sites of regional or local importance, the developer would have to prove beyond doubt that the community or environmental benefits of any scheme would far outweigh any damage to the site. Landscape Conservation outside National Parks, there are other types of landscape conservation area, which are shown on Council Local Plans. They include: Areas of Outstanding Natural Beauty (AONB s) Heritage Coasts Green Belts buffers between areas of major development. Development in the above areas is tested against specific criteria. Generally, development would be rejected if it were likely to cause serious harm to the character of the landscape or other notable features of such areas. Ropes Courses and other recognised forms of low/medium intensity countryside recreation or training will not normally cause serious harm, and can often be successfully integrated into the landscape. In some areas, such as designated Green Belts, there is limited encouragement of facilities that provide access to the countryside for adjacent urban populations. In every case however, use of or extension to existing facilities is more likely to achieve permission. Conservation of Natural Resources there are several areas which are regarded as being at risk from damage by development. These include: High Quality Agricultural Land Groundwater Source Protection Areas Development on Grades 1, 2 and 3 Agricultural Land is only allowed where it would meet very strict criteria. It is not permitted in areas where it could endanger the quality of water in watercourses or aquifers. 9

11 Conservation of Cultural and Historic Features every part of England and Wales contains numerous sites or areas of interest. These are normally divided into the following groups and either listed or occasionally mapped on Local Plans: Conservation Areas are primarily to be found in cities, towns and villages, and are unlikely to be the setting for Ropes Course schemes. The criteria applying to schemes in Historic Parks and Gardens are largely the same as those applying to Listed Buildings. Scheduled Ancient Monuments sites of national importance Unscheduled Ancient Monuments sites identified by local archaeological survey Listed Buildings Conservation Areas Historic Parks and Gardens It is likely that some Ropes Course schemes would affect Scheduled or Unscheduled Ancient Monuments. Such schemes would be subject to very rigorous criteria and it unlikely that permission would be given if there were any visual or other impact on the monument or its setting. Listed status for any building automatically protects its curtilage and setting. Development which would affect either the building directly or its setting requires a specific form of application to be made to the Local Authority, known as "Listed Building Consent". The procedure is similar to that for obtaining Planning Permission, and the process can be run in parallel. Four sets of Listed Building Consent applications forms and accompanying plans have to be sent to the Local Authority, but the final decision is normally made by the responsible Government Department. Any proposals for a Ropes Course within the grounds of a Listed Building would normally be resisted if the facility would be detrimental to the setting of the building. In some cases, Local Authorities are prepared to moderate their views on such development if it could in some way help to contribute to the upkeep of a threatened building, or would be set in areas well away from the main range of buildings. Hazardous Environments there are three types of hazard which are relevant to the planning of Ropes Course schemes. These are; Natural hazards which may threaten development, such as flooding or coastal erosion Man made hazards which may threaten development, such as land instability or contamination Man made features that must be protected in order to avoid potential hazards to users, such as gas pipelines or oil installations. Such areas or features are sometimes but not always identified in Council Local Plans. Permission for any development that may be affected by such hazards is likely to be rejected unless measures are taken to reduce the risks. 10

12 WHAT HAPPENS TO YOUR APPLICATION? A. REGISTRATION Shortly after submitting your application to the Local Authority with the correct fee, you will receive an acknowledgement and receipt. The application will have been added to the Register of Planning Applications, and allocated a unique reference number. Your acknowledgement should give you the following information; The date of registration The registration number The names of the case officers dealing with the application The date by which a decision should have been made Many Local Authorities operate a scheme of "Officer Delegation". Decisions on many types of application are taken by the officers without being referred to a Planning Board or Committee. These include very small developments that are unlikely to raise controversial issues or objections. However, because of their nature, it is likely that an application for a Ropes Course will eventually be referred to the Council for a decision. B. CONSULTATION The Local Authority will then begin a process of consultation. Broadly this comprises: Technical consultations with statutory public bodies and organisations, e.g. The Highway Authority (usually the County Council) about road access English Nature about nature conservation issues Forestry Commission about issues affecting forestry Department of National Heritage about listed buildings or archaeology Environment Agency about matters affecting drainage or rivers Technical consultations with other organisations, e.g. Local wildlife groups Technical consultations with local bodies and organisations Local archaeological societies Amenity groups Informing local people, e.g. Parish Councils Community Councils Local residents associations Adjoining owners and residents All these "consultees" are given a period of time, usually 21 days in which to make representations or objections to your application. In some cases, they may ask the Council for further information about the scheme. If the Council s Planning Officers cannot supply the information, they may write to you. Try to write back as soon as possible, since any delay will have a "slowing down" effect on the process, as the Council officers will have to relay the additional information to those who raised the query, giving them more time to reply. You may feel that it would be worthwhile "canvassing" or "lobbying" support for your scheme with local organisations and residents. This is not normally wise. Unless you are prepared to go to the trouble and cost of circulating detailed information to a large number of people in a short period of time, there will always be someone "left out" who could become your biggest objector. Even if you decide to send details only to the members of the Council or Planning Board, ensure that everyone receives the same information. Unless there are particular issues that need a "personal" approach, leave the presentation of your scheme to the Planning Officer.You may be accused of trying to "railroad" a scheme through the system it rarely works! 11

13 C. POLICY CONSIDERATIONS The Planning Officer will consider your application against existing Council policies and any past history of decisions on your site or similar planning applications. If you have done your pre-application work thoroughly, you should be aware of the way in which the officers are likely to assess your scheme. They will also check that the application meets technical standards for such matters as car parking. D. SITE VISIT The Planning Officer will visit the site, take notes and photographs and possibly go to see the owners or occupants of any adjoining land or properties. He may discuss any concerns they have, but will always ensure that they see the plans and make any representations in writing. He may contact you for further information at this stage as a result of any representations received from neighbours. E. REPORT The Planning Officer will usually prepare a report, which is circulated in draft to senior officers and sometimes Councillors for comment. The report will describe the development and all the main issues. It will set out any policy background which supports the scheme, and any which would be compromised. It will also précis the results of statutory consultations and any letters of objection. The report will conclude by summarising the main points in favour and against the scheme, and make a clear recommendation to the Planning Committee or Board. F. DECISION Local Authorities are bound to issue a decision within eight weeks of registration of your application, unless this period has been extended by mutual agreement, for example if additional information has been requested. If the decision has been delegated to the Planning Officer, he will either issue a Planning Permission (conditional or unconditional) or a Refusal of Planning Permission. If the decision is to be taken by a Planning Committee or Planning Board, they will meet and consider the Planning Officer s report and recommendation. You will not normally be given an opportunity to explain your scheme to the Councillors, although some Local Authorities allow applicants and objectors time to speak during the meeting. The Committee or Board is not bound to accept the Planning Officer s recommendation. They may either decide to accept it, or reject it. They may decide to defer consideration for further information, revised plans or a "Site Meeting". In controversial cases, a "Site Meeting" will allow Councillors to see the site for themselves and hear pro and counter arguments from you the applicant, and from consultees and objectors. You should regard a "Site Meeting" by the Council as a good opportunity to present your application without relying on the Planning Officers to do it for you. It will give you a better insight into any objections, and the chance to address any issues before the plans are reconsidered by the Council. When the Council have finally met to make a decision, they will take account of any issues raised at the "Site Meeting" and revisions to the scheme. They will then authorise the Planning Officer to issue either a Planning Permission (conditional or unconditional) or a Refusal of Planning Permission. Planning Permissions will state the nature of the development and list any Conditions that will apply to the development. These must be fair and reasonable, and may include such matters as control over operating hours or landscaping. G. APPEAL If your application is Refused, or you are unhappy with any of the Conditions on a Permission, you have the right of Appeal to the Secretary of State within six months of the decision date. 12

14 BUILDING REGULATIONS AND OTHER LEGISLATION Before starting work on your scheme, you should contact the Building Control Department of the Local Authority to find out whether any aspects of the scheme may require Building Regulations Approval or other approvals. Send them a copy of the scheme, which received planning permission for a full response. USEFUL REFERENCES: In addition to the Structure and Local Plans prepared by individual Local Authorities, the following Government Planning Policy Guidance Notes may be useful: PPG 1 General policy and principles PPG 7 The Countryside: Environmental Quality and Economic and Social Development PPG 9 Nature Conservation PPG 15 Planning and the Historic Environment PPG 16 Archaeology PPG 17 Sport and Recreation PPG 21 Tourism They may be obtained from: The Stationery Office Bookshop 123 Kingsway LONDON WC2B 6PQ Tel If you need any further assistance with your planning application you should contact RCD s recommended Planning Consultant David Morgan: david.morgan@ukonline.co.uk Alternatively contact RCD: or rcd@rcd.co.uk 13

15 The Planning Process Simplified STEP ONE Contact the planning department of your local council. Ask for their advice. STEP TWO If planning permission is required, ask for an application form. Ask if they foresee any problems, which can be overcome by altering your proposal. STEP THREE Decide what type of application you need to make. FULL APPLICATION If you know what you wish to do and have prepared detailed drawings. OUTLINE APPLICATION If you want to see what the council thinks of the work you intend to carry out before you go to the trouble of making detailed drawings. STEP FOUR Send the completed application forms back to your local council, along with the correct fee. Each of the forms must be sent along with a plan of the site and a copy of the drawings showing the work you propose to carry out. Photographs of the site will be helpful. STEP FIVE The council will acknowledge your application within a few days. STEP SIX The council will decide your application within eight weeks. STEP SEVEN If you do not hear then you can appeal to the Secretary of State for the Environment. If it permission is refused, then talk to the planning department in order to clarify the reasons why. Ask what changes can be made. If it has been refused you can submit another modified application, free of charge, within 12 months of the decision on your first application. 14

16 The RCD Guide to Planning Permission Contact us today for a free site visit anywhere in the UK: RCD Planning Permission 1_NOV06