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Using the Planning System to Conserve and Enhance your Local Environment  —Assessing Planning Applications Adapted from CPRE's Guide 'Responding to Planning Applications'

Fact Sheet 3B May 2003 Provisional

Finding out when a planning application has been made

When a local planning authority receives a planning application it must publicise it. There are three basic types of publicity:

• Publishing a notice in a local newspaper
  
  
• Posting a notice on or near the site, visible to passers
  
  
• Notifying the occupiers and owners of adjoining properties

In addition to general publicity, the local planning authority must by law consult specific organisations when developments might affect their interests, for example, the Environment Agency and the Countryside Council for Wales.

Where can you examine planning applications and related documents?

The publicity for an application must indicate where the documents can be viewed. All applications are entered in a planning register, which local planning authorities are required by law to keep. Here you will find the application and any maps, plans and supporting documents. The register must be kept at the principal office of the local planning authority, copies can also be viewed at local offices.

Telephone the planning department for details of opening hours before making a visit. Every register must be available for inspection by the public 'at all reasonable hours'. Local practice varies enormously. The large majority keep their register open during the lunch hour, but hardly any open outside normal working hours.

Whether you can have a copy made of the planning application or any other document is at the discretion of the planning authority, though there is no infringement of copyright. The cost of photocopying, which should be 'reasonable', is also discretionary.

If access to the planning register is difficult try approaching your Town or Community Council. Town and Community Councils automatically receive copies of all planning applications in their area and Clerks are likely to be helpful in letting you see them.

Understanding Planning Applications

Applicants must answer the questions on the planning application form and provide a site plan and any other information necessary to describe the development. You should therefore:

• look for information not only in the planning application form but in all the other documents.
  
  
• satisfy yourself that the description of the proposed development adequately reflects what the development will entail. Any permission granted will be for the development applied for, so seek clarification now if you are unsure about anything.
  
  
• check that the information provided is accurate. Are all the rights of way, trees, hedges and boundary fences accurately shown? Is the base map up to date? Are all properties marked? Using your local knowledge, are all statements full and correct, particularly concerning past users of the site? 
  
  
• if you need more information about a proposal , press the local planning authority to use its powers to require the applicant to provide it.

Research into the planning history of the site. Use the planning register to look at previous applications on the same site. In our crowded land most plots have been argued over before, so there may be information and discussion relevant to the new proposal. What has changed since the last time a similar issue was considered on the site?

Visit the site to build up a picture of what the development would be like if carried out.

• How does it fit into its surroundings? Is the detailed design satisfactory? For larger developments explore the vicinity to assess the likely consequences of the development, particularly for the road network and pressures for further development.
  
  
• Is the development really needed, or could an alternative way be found to provide its benefits?

Reaching a judgement on a planning application

Try and judge the proposals against clear criteria and establish clear objectives for what you want planning applications to achieve. This will make your case to the planning authority more persuasive.

The local planning authority's view on a planning application will be guided principally by the policies in in its unitary development plan if adopted, or alternately its local or county structure plan. Local knowledge can be of help. People who live in the area may be able to point out locally valued groups of trees, an important view, current congestion problems and the like. In this way you may well provide the authority with information otherwise unavailable to it.

As an example, CPRW takes a long term view of the impact of developments on the countryside, both individually and cumulatively. Is the type of development proposed really necessary? If it is, then is it the most suitable place? Are there other ways of achieving the same benefits without damaging the countryside? What positive benefits does the scheme offer the countryside, like increased public access or landscape restoration? Or will it make the problem worse, such as by encouraging more traffic, damaging a wildlife habitat, or by being out of character with the area?

Points to watch

Stick to principles - is there a point of principle at stake which over-rides any short term or minor advantages of a development proposal? For example, the developer of a new housing estate may offer a village bypass to relieve congestion, but if the bypass would pass through cherished land or trigger inappropriate development then the deal would be a poor one!

Precedent - would a poor decision on a planning application now be likely to cause a flood of further proposals, damaging to your interests, that would be difficult to resist? For example, a small development outside the defined limits of the village may seem tolerable on a particular site, but could this lead to the unintended expansion of the village in time, destroying the present community.

Consider Impact - assess the impact of the proposals on the character of the area. green spaces, trees and other wildlife, transport infrastructure. local services, health. design, materials. footpaths etc.

Cumulative development - could a proposal, broadly acceptable in itself, be a stepping stone to something that would be unacceptable? For instance, can one be sure that a farm worker's house or a house for seasonal renting to holiday makers will not in due course be sold off as a permanent dwelling in an area, where this would normally be resisted? Planning law does not allow decisions on current applications to be taken on the basis of speculation about possible future proposals.

Future beneficiaries of planning permission - planning permissions apply to land rather than the owners or occupiers. so could a planning permission now. be used to a damaging effect in future, by a less sympathetic occupier?

Improvements to submitted proposals - are there improvements that could be made to the scheme?

Look at the planning merits - not all factors are considered to be a relevant planning issues as they do not relate to the use of land or buildings. Such matters include. ethical issues personal dislike of the applicant, impact on an individual business.

CPRW believes in and is working towards the slogan 'Action for a Living Countryside'. CPRW's main aims can be summarised as follows: to organise concerted action to secure the protection and improvement of the landscape and environment of the countryside and towns and villages of Wales, recognising the importance of its communities and indigenous cultures. to act as a centre for furnishing or producing advice and information upon any matters affecting such protection and improvement. to arouse, form and educate opinion in order to ensure the promotion of the aforesaid objects. In addition to its national campaigning , CPRW also operates on a local level through its branch / membership structure. For more information on membership contact the Head Office or view the joining details on this web site.. CPRW relies on the donations and subscriptions of its supporters for its vital work to protect the landscapes and environments of Wales. CPRW is a registered charity (number 239899). You may donate or subscribe to CPRW
Tel. 01938 552525 /  01938 556212	Fax 01938 552741	E-mail:   info@cprw.org.uk

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