Planning and Listed Building Consent are a consideration in all building projects; we advise and seek approval.
Not all building work requires Planning approval. Some small buildings, extensions and alterations are exempt or have deemed consent under "Permitted Development" rights. These rights vary according to the use of the building or land; they are further modified if the building is Listed or located in a Conservation Area, Area of Outstanding Natural Beauty (AONB), Site of Special Scientific Interest (SSSI) or National Park. We will advise you on the need for Planning Consent and, where appropriate, Listed Building Consent.
Planning applications invariably consist of a number of scale drawings. These will show the site location in relation to the local road network and adjacent neighbours; the site with topographical details including, where appropriate, levels and trees; existing building plans; and, the building proposals. The proposal plans often give more of an artistic representation but do include floor plans and elevations, details of materials including landscaping, roads and paths. They will be accompanied by a written "Planning, Design and Access Statement', this illustrates the process that has led to the proposal and explains and justifies the design in a structured way; it will cover the principles that guided the layout and design; show how access for pedestrians and vehicles has been considered including the needs of the disabled; it will also address the past planning history of the site as well as local and national planning policies. Additional information may also be supplied including photographs, transport plans, traffic surveys, flood risk assessments, structural surveys, archaeological and ecological reports.
For Listed Building Consent a "Heritage Statement" is required. The scope of the statement will vary according to what is proposed but for most applications it will include a schedule of the proposed work affecting the listed building or curtilage structures; it will give a description including details of the Listing, the historical background, significant features and the character of the building; it will describe the guiding principles and justification for the proposed works including their impact on the special character of the Listed building or structure, its setting and the setting of adjacent Listed buildings. A structural survey report may be required in support of the application.
After the application has been submitted a dialogue generally develops with the Planning Officer; in its simplest form this merely monitors the progress of the application, but on larger or contentious applications the aim is to support the Officer's consideration of the application by supplying additional information, making planning argument or submitting more detailed or amended plans.