DC Framework

Although an essentially modern town, Corby lies within the heart of the historic Rockingham Forest region with a rich varied landscape and attractive stone built villages.  Planning policies now aim to protect this heritage and preserve the forest and rural character.

THE PLANNING SYSTEM

The Town & Country Planning System aims to ensure the most efficient and effective use of land for the benefit of all.  It attempts to reconcile conflicting interests and makes “sensible” judgements about the benefits or disadvantages of any development proposals received for approval.  There is often competition for various land uses and, without planning, uncontrolled building could lead to the demise of agricultural land, conflict with adjoining land uses and unsustainable development.  It could therefore be said that the benefits of the planning system are not always apparent since it is not just the good things it helps to do, but it is also the bad things it helps to prevent. 

DEVELOPMENT CONTROL

Development Control is the process of determining planning applications submitted to the Council.  The Council’s Development Control Section decides whether planning permission is required and deals with the 5 applications in accordance with general planning principles and Council policy.

Planning Permission

Development includes new buildings, engineering works, changes of use, mineral extraction and waste disposal.  Not all development requires planning permission.  Some development can be carried out without making an application and this is called ‘permitted development’.  Determining what does or does not need planning permission can sometimes be quite complicated.  A booklet is available from the planning office entitled ‘Planning: A Householder’s Guide’ which contains information on permitted development rights in relation to individual dwellings.  For flats, shops or commercial premises, different controls exist, and alterations and changes of use often require planning permission. 

If it is intended to carry out any work it is always best to contact the Development Control Section and ask whether planning permission is needed.  The Regulations are complex and officers will generally need to know the exact location of the property concerned, details of what work is to be carried out, and approximate dimensions.  Sometimes it will not be possible to give an immediate answer as information from planning records will be required.

Applying for Permission

If planning permission is required, a formal application is necessary for which a fee is payable with certain limited exceptions.  As it may take up to eight weeks to get permission for minor development, it is advisable to apply early.  Details of current fees are available from the planning office. 

Planning applications must be made on forms available from the planning office, or electronically through the Planning Portal.  The application comprises a completed from, a signed certificate of ownership, a location plan and plans of the proposals (plus, of course, the necessary fee).  Ordnance Survey extracts may be purchased at the Council’s offices. 

To help anyone making an application a leaflet, ‘Notes for Applicants’, is provided with the necessary forms.  This sets out in full the kind of drawings and plans needed in different cases and explains the information needed to accompany applications.  If all the necessary information is not provided with the application, the application may not be registered and a decision will be delayed.

Types of Application

Applications for planning permission fall into three main types: 

• Detailed application:  the most common type of application and includes full details of the development.
• Outline Application:  this is submitted in order to establish whether development is acceptable in principle
• Reserved Matters:  These are for approval of details after outline permission has been given.

In addition to the above there are other types of applications which may need to be made.  These include:

• Listed Building Consent:  This is needed for any proposal which might affect the character of appearance of a Listed Building.
• Conservation Area Consent:  This may be needed if it is proposed to demolish a building (or part of a building) in a conservation area.
• Advertisement Consent:  This may be needed before advertisements are displayed.
• Certificates of lawful use:  these enable anyone to find out whether an existing or proposed use, operation or activity is already authorised or needs planning permission.  They state whether an existing use is lawful under the planning regulations or a proposed use would be lawful.

Employing an Agent

In many cases it may be better to employ an agent to apply for planning permission.  Depending upon the circumstances this could be an architect, estate agent, surveyor, solicitor or town planner.  Members of the appropriate professional body will be properly qualified and able to meet the standard of competence required.  They should also have proper insurance.  The planning office cannot recommend particular agent but many advertise locally.

Neighbours

There are various ways in which people can learn about planning applications.  In most cases site notices are displayed and in some circumstances neighbours are notified.  Certain applications are also advertised in local newspapers.  It is usually best to discuss your proposals with neighbours prior to applying for consent.  In the case of extensions it is important that the proposals will not result in a significant loss of light or privacy to neighbouring properties. 

Commenting on an Application

Anyone who is concerned about an application can call into the One Stop Shop and ask to see the application.  Staff will be able to give assistance but if you have many detailed questions or are especially concerned it may be helpful to speak to the planning officer dealing with the application.  It is essential to telephone to make an appointment to see a particular planning officer.

If, having looked at the proposal, anyone wishes to raise objections or make representations then they should be put in writing for formal consideration within the statutory time period.  Views should be expressed clearly and concisely and be submitted as soon as possible.  If comments are received early, they can be considered by the planning officer who will have more time to negotiate with the applicant in appropriate cases.  In general, those considering the application will be more influenced by a number of letters making more or less the same points than they will by a petition containing names of many people, some of whom may be only remotely affected.  It is important to understand that the Planning Authority can only consider objections which relate to land use consideration.

Land use considerations include the following:

• Overshadowing or severe overlooking
• Effect of extra traffic
• Noise
• Road safety
• Parking
• Adverse effects on the character of the area as a whole
• Sustainability
• Loss of trees
• Nature conservation
• Archaeological value
• Conservation

Loss of views, decrease in property value and boundary disputes are not normally relevant considerations.  How much weight is given to one consideration or another is for the Planning Authority to decide.  In most cases a balance has to be struck between different considerations. A leaflet entitled ‘Making Comments on a Planning Application’ is available which gives further advice about what considerations may be relevant.

Processing an Application

When a planning application is received it is checked and if valid a written acknowledgement is sent.  The Council has eight or thirteen weeks to decide an application depending on the type of development proposed but sometimes applications will take longer.  Much of the time taken processing an application is to allow for consultations.  A site inspection is carried out by the case officer dealing with the application.  He or she will take into account all the effects of the proposal, check it against standards, relevant policies, Planning Policy Guidance Notes, Statements etc and make a recommendation as to whether the application should be approved or refused.  All planning permissions are subject to one or more conditions.

The Decision

In Corby, it is the Development Control Committee which considers planning applications although most applications are determined by The Head of Service under delegated powers.  Generally the Committee meets every four weeks.  Meetings are open to the public.  For applications which are decided by Committee, applicants and objectors have the opportunity to speak to Committee provided that they have made a request to speak.  Ward Councillors who do not sit on the Committee are allowed to speak if they wish to do so.  Further information is available in ‘A guide to Speaking to Development Control Committee’ from the Council’s offices and persons wishing to address the Committee should follow the procedures outlined in the document.

The decision itself takes the form of a written notice, either an approval or refusal.  An outline decision will always be conditional, requiring details to be submitted.  All permissions are subject to time limits.  If development is not begun within the time allowed, the permission lapses and new application must be made if the proposal is still to take place.  In the case of an outline consent the details must normally be submitted for approval within three years of the date of the permission.  It is imperative that all conditions are complied with at the appropriate time otherwise the permission is likely to be invalid
 
If conditions are imposed on a consent then the reasons for doing so will be explained on the decision notice.  If permission has been refused and the reason why is not understood it may helpful to talk with the officer who dealt with the application.  If there is an opportunity to submit a revised application it can often be done without paying another fee.

Who to contact:

Planning Services
Corby Borough Council
One Stop Shop
George Street
Corby
Northants NN17 1QB

For telephone or personal enquiries, the offices are open from Monday to Friday each week (except for public and other holidays), between the following times:

Monday to Friday 8.40am – 5.00pm
01536 464158
Fax 01536 464634

Email  planning.services@corby.gov.uk