Planning
How Planning Works
Last revised: 7 October 2008
A Guide to the Kennet Planning Services Development Team Approach
The Planning Services Unit provides a development team approach to all building proposals in Kennet. This feature shows you how to apply for planning permission and building regulations approval, and explains how your applications are dealt with.
Policy advice
We offer advice on the interpretation of planning policy to both developers and the general public at all stages of the planning process. This includes encouraging developers of larger sites to prepare a planning brief in consultation with the local community.
Pre-application advice
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We advise you to contact us before you submit your application.
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For complex proposals, planning officers and building control surveyors are available by appointment to discuss your plans at our offices in Devizes.
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Please ring to make an appointment to discuss your plans, 01380 724911
We also advise you to discuss your plans with your neighbours, prior to making any application.
Transportation advice
We offer advice in relation to transport
during all stages of the application process. The advice can relate to:-
sustainable transport, including public and community transport
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parking standards
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assistance with travel planning to mitigate the negative effects of traffic generated due to development
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information on contributions that are likely to be sought
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current policy guidance related to transport e.g. the local transport plan.
Building control advice
We offer a solution based design service to help maximise the design and build process. Our team is committed to helping the designer to facilitate compliance with the building regulations. We offer:
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Advice on the regulations, interpretation and related matters
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Pre application advice on building projects.
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Advice on access for disabled
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We can offer extensive local knowledge
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Building regulation partnership schemes. The department has a number participating in the scheme. It allows the council to check plans for compliance with the regulations in other parts of the country. This has the benefit of a close working relationship between us and our partners.
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Technical seminars on changes in the regulations
The building control team is independent and non profit making.
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Buying an historic building?
There are 3793 properties throughout the Kennet district area that are listed as having architectural or historic interest. The district also embraces 69 designated conservation areas in which many unlisted traditional buildings are located. A large proportion of property transactions in the District therefore involve historic buildings and sites. Purchasing an old building can be a very rewarding exercise. To assist prospective purchasers we have produced a short Guide to Buying a Listed Building. This outlines an owner’s responsibilities and answers many of questions often asked by members of the public. The guide is available free of charge from the conservation team, phone 01380 724911
The leaflet A Stitch in Time - jointly published by the Institute of Historic Buildings and the Society for the Protection of Ancient Buildings - provides helpful advice on good maintenance for owners of traditional buildings. Copies of this leaflet are also freely available on application to the conservation team
Trees
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Many important trees are protected by tree preservation orders, (TPO).
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If you want to carry out works to a tree that is protected by a TPO you must apply for consent.
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All trees within a conservation area are protected and you must notify us if you wish to carry out works to them.
We can advise you on tree works and landscape schemes where they are part of a planning application, phone 01380 724911
Property management
We manage the council’s own property portfolio and provide information on commercial property lettings in the district. If you wish to enquire about any property owned by the council, or you would like a commercial property search carried out, please ring 01380 734870.
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Do I need to apply for planning permission or building regulations approval?
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Sketch out some ideas of the building works you want to do.
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Discuss these with a builder to make sure they are feasible. The “Quality Mark Scheme for Builders” is operated by the Government. Information on local builders can be obtained by ringing 0845 300 8040 or by visiting www.qualitymark.org.uk (External link).
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Fill in the “Do I need planning permission?” form. This is on the Planning Services web page, follow here
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Or phone 01380 724911 for a copy in the post.
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We aim to give you a free written reply within 10 working days.
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Some building works or changes of use do not require planning permission. Please note that we cannot give verbal advice because every case is different.
You will also need to check with our building control team to see if your works require building regulation consent.
How to submit a planning application
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Application forms are available on our web pages, at our offices in Devizes or ring 01380 724911 for a set in the post.
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We need accurate scaled plans showing the existing building and the proposals. Plans should be floor plans and elevations at a scale of 1:50 or 1:100; site plan at a scale of 1:500, and a location plan at a scale of 1:1250 with the application site outlined in red.
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You must sign a certificate to state that you own the property, or have given notice of the application to the owner, and if applicable that you have given notice to any tenants in the property.
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There will be a fee to pay, the amount depending on the type of application.
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You can also visit www.planningportal.gov.uk (External link) for planning advice, answers to frequently asked questions about planning, and how to submit an application on-line
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How do we decide your application?
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We display a site notice on, or as near as possible to the site and in some circumstances notify neighbours directly affected.
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We notify the local parish or town council.
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We may consult other bodies such as the county council who are the highway authority; the Environment Agency; the water authority.
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A planning officer will visit the site, consider the comments received, negotiate for amendments if appropriate and make a recommendation to the planning services manager, (PSM).
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The matters that will be taken into account in determining your application include whether the proposal conforms with the policies of the Kennet Local Plan 2011; the impact on the appearance of the area; the impact on the amenity of neighbouring properties; any impact on road safety.
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Most applications are determined by the PSM and his staff under delegated powers. Some applications are decided by the council’s regulatory committee.
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The regulatory committee meets every 3 weeks and if your application is referred to committee you, and any objectors have the opportunity to speak at the committee.
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You can see the planning officer’s reports for applications on each regulatory committee five working days before the meeting. follow here to visit planning
We have performance targets to speed up the process of dealing with your application. We aim to deal with 80% of applications within 8 weeks.
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The decision notice
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The planning decision notice is a legal document. It is usually revealed when the property is sold.
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If planning permission is granted it may contain conditions to control the way the development is carried out.
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If planning permission is refused it will contain the reasons why the development has been rejected.
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There is a right of appeal for applicants. If your application is refused you should speak to the planning officer first to see if an amended application could be approved.
Appeals are dealt with by a Government inspector.
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Enforcement
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We will investigate complaints received about unauthorised building works or use of land, which are affecting someone’s amenity. For example causing disturbance by noise or fumes; loss of privacy due to overlooking.
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Most cases are resolved with a site visit. Sometimes a retrospective application is submitted.
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Enforcement action will be considered when a serious problem continues and may result in a prosecution.
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The plan led approach
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In deciding a planning application we have a responsibility to follow planning policies unless there are good planning reasons to depart from them.
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These policies currently exist at national (Government guidance), regional (Regional Planning Guidance for the South West), county (Wiltshire Structure Plan) and district levels. We have direct responsibility for district level policies through the production of our Kennet Local Plan 2011. We also seek to influence policy formulation at all levels.
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The policies in the local plan cover a number of different issues including identifying where new development should be located, protecting the historic character of the district and the provision of affordable housing. In order to ensure that these policies continue to be relevant, we regularly monitor the housing, employment and retail aspect to the policies and produce annual monitoring reports setting out our findings.
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Sometimes we may produce additional policies, known as supplementary planning guidance, in relation to specific areas or topics. These provide more detailed policies than in the local plan and enable us to seek contributions from new developments including the provision of children’s play equipment, highway improvements and affordable housing.
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We also encourage communities to prepare village design statements for their villages. These enable communities to identify the character of their villages and set out design guidance to guide new development within these villages. Once satisfactorily completed, we will adopt these as supplementary planning guidance.
The planning system is going through a period of substantial change. These changes have been introduced by the Government to make planning policies quicker to produce whilst seeking to improve community involvement in their production.
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Replacing both regional planning guidance and the structure plan, the new regional spatial strategy for the South West (RSS) will identify the strategic development for the region.
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The Kennet Local Development Framework (LDF) will replace the local plan and will contain a series of policy documents which can be updated independently from each other. These will include a core development strategy for the district, development control policies and areas action plans.
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In addition we have prepared a statement of community involvement which commits us to consulting the community according to minimum standards as set out in it.
You can keep up-to-date on the latest news from the forward planning team by visiting the forward planning main page
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Do I need to apply for building regulations?
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Most building work which includes new build, extensions and alterations requires building regulation consent.
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Some domestic building works are exempt. Details are on the planning main page
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Or ring 01380 724911 for advice.
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Some works that do not require building regulations may need planning permission.
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How to apply for building regulation approval
There are two options for applying for building regulations:
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Building notices are mainly used for minor projects.
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Full plan applications, which are used for the majority of building work.
How to Apply
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On an application form which can be obtained from our web site or ringing the office
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Normally the building works require professional advice and detailed drawing.
The building regulations process
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Full plans applications are checked in the office for compliance with the building regulations and a decision made within 5 weeks.
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Building notices are accepted upon submission, there is no formal check of the plans, and therefore the building work is carried out at your own risk.
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Inspections
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Building control Inspections are carried out when notified at various stages of work for both type of applications.
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Advice and guidance is provided when on site.
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The department is quality assessed to BSEN 9001
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Plans are checked within 15 working days
Inspections carried out the same day if call received by 11.00am
Completion
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Upon satisfactory completion a certificate will be issued and should be kept with property deeds
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Dangerous structures
The council operates a 24-hour emergency call-out service to advise property owners, the police and fire services on dangerous structures. Notice is normally served on the owner, requiring him or her to put the structure into a safe condition. If immediate action is required, then emergency work may be authorised by the building control surveyor, if possible prior notification to the owner is given. In either case, the owner must pay for the work undertaken.
If you wish to report a dangerous structure then please either contact the office on 01380 724911 or email at Bld.control@kennet.gov.uk
Demolition
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If you intend to demolish a building (larger than most single garages) you will normally require consent from the council.
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A notice of demolition form can be downloaded from the website Planning or ring 01380 724911. Copies of the notice should be given to the public utility companies and adjoining owners. The council may request the developer to comply with certain conditions relating to the demolition.
If it is a dwelling (house or flat) you must also notify the council’s development control section.
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Street naming and numbering
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We are also responsible for naming and numbering all new developments. Or if you wish to rename or number your property you require permission from us. To apply either contact us for an application form on 01380 724911 or download from the building control section of our Planning website follow here for Building Control
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How to contact us
You can visit us at the council’s main offices at Browfort, Bath Road, Devizes, which is open Monday – Thursday 8:30am – 5:30pm and on Fridays from 8:30am – 5pm.
There is free visitor parking available and the reception is on the ground floor.
You can write to the Planning Services Manager, Kennet District Council, Browfort, Bath Road, Devizes, Wiltshire, SN10 2AT.
You can visit the council’s web site and access the planning service’s web pages which explain what we do, and provide access to our documents, leaflets and committee reports. planning main page
To contact the planning services unit:
Telephone: 01380 724911
Fax:
01380 729146 (General enquiries)
01380 734775 (Building Control)
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Email: forward.planning@kennet.gov.uk
bld.control@kennet.gov.uk
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Kennet District Council
Browfort
Bath Road
Devizes
Wiltshire
SN10 2AT.
01380 724911
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