Planning & Environment!Planning & Environment

The Development Control Service

What the Development Control Service Does

Development Control is the process, laid down in legislation, which regulates and manages the development and use of land and buildings in the public interest. It involves making decisions on planning and other associated applications to ensure that development takes place in accordance with the development plan. Not everyone will agree that it is the right decision as it often involves balancing the aspirations of the developer against the impact that the development may have on neighbours and the interest of the wider community.

Crewe and Nantwich Borough Council encourages and facilitates development which is appropriate and makes a positive contribution to its surrounding, recognising its significance in building and protecting a healthy economy and environment.

The Service is also involved in dealing with matters relating to Listed Buildings, including Locally Listed Buildings, Conservation Areas, appeals against decisions and monitoring of development. We also deal with High Hedges. We take enforcement action when necessary and we also provide information and advice about the planning system and individual proposals.

What types of developments require planning permission?

Most new buildings and major changes to existing buildings or to the local environment need approval known as planning permission. Examples include:

  • Building work such as a house, factory, shop, extensions
  • Changing the use of buildings or land
  • Erecting walls, fences and other structures
  • Forming a new vehicular access
  • Engineering operations

Other forms of application for approval to carry out works are also required. These include:

  • Altering or demolishing a listed building
  • Displaying advertisement signs
  • Demolishing a building in a Conservation Area
  • Felling a tree that is subject to a Tree Preservation Order or topping, lopping or felling of a tree in a Conservation Area

Permitted Development

Some types of minor building works such as a boundary wall below a certain height do not need planning permission. This is because the effect of these developments on neighbours or the environment is likely to be small and the Government has issued a general planning permission to authorise them.  This is known as permitted development.

In order for a proposal to be permitted development, it needs to meet certain criteria. Those relating to dwellinghouses are summarised below. 

1. Garages and outbuildings may not need permission, depending on their size and distance from the dwelling and the road.

2. Extensions may not need permission depending on their volume (measured externally, in cubic metres), height and distance from the boundary of the property and the size and position of any existing detached outbuilding or structure.Allowances are less for terraces and properties in Conservation Areas or Areas of Outstanding Natural Beauty. Outbuildings and extensions that would occupy more than half the area of your garden require planning permission.

3. Conservatories count as extensions if attached to the house or within five metres of it.

4. Satellite dishes may not need permission depending on their size, location and the number of dishes on the dwelling.

5. Wind turbines may not need permission depending upon their siting and size.

6. Loft conversions do not require permission. The insertion of dormer windows and rooflights may need permission depending on the additional volume, height and positioning related to adjacent roads.

7. Porches need permission if more than three square metres in area, three metres in height or less than two metres from the boundary with the road.

8. Paths and hardstandings are permitted, but access to a classified or trunk road, or that would cross amenity land, will need permission. Dropped kerbs also need the consent of the County Highway Authority.

9. Fences and walls need permission if above one metre high in close proximity to a road or footpath or if above two metres high elsewhere.

However, development works associated with dwellinghouses are subject to greater restrictions than those listed above if the dwelling is:

  • A listed building
  • Within a conservation area
  • If permitted development rights were withdrawn by means of a condition on a previous planning approval.

As you can see from the above the planning regulations are quite complex. They are also subject to changes and review.  To ensure that you have access to the most up to date guidance, visit the Planning Portal website which has a facility to help you identify if your proposal is permitted development.

 

Can I get written confirmation that I do not need planning permission?

The only way that you will get a legal determination as to whether your proposed development is classed as permitted development is to apply for a Certificate of Lawfulness. This requires an application, with plans, to be submitted. A fee will be payable.

An Informal Opinion can be obtained by writing to us providing relevant information and documentation including details of your proposal and relevant plans, including details of the location of your proposed development.  Enquiry forms for some proposals are available.

Alternatively, you can request a form from our Environment & Development Help Desk. A fee may be payable for this service.

In addition to establishing the position with regard to planning permission, you should also check with our Building Control Service - East & South Cheshire Joint Committee - as works that do not require planning permission may still require Building Regulations approval.

 

Pre-Application Discussion and General Planning Advice

Crewe & Nantwich Borough Council provides a pre-application advice service. This service helps to ensure a better mutual understanding of objectives and constraints and should be used to identify what information would be needed from applicants at an early stage. The council has detailed policies on many types of development and applicants should first refer to these requirements.

Written details and drawings will be required to be provided as part of your pre-application enquiry to ensure that sufficient information is available to comment on the proposed development. A fee may be payable for this service.

Our Environment & Development Directorate Help Desk staff are available to assist and guide you or will refer your enquiries to our Development Control staff if appropriate. We do provide a Duty Officer facility which may be by appointment.

For up-to-date information on Help Desk opening times telephone 01270 537502/3 which has a voicemail facility.

The Environment & Development Help Desk is closed on Friday 14th March 2008 due to staff training.    We apologise for any inconvenience.