Permitted development rights grant the principle of development, subject to certain limits and controls, sometimes requiring a prior notification or approval process to be followed.
Larger householder extensions
These can extend up to 6 metres (terraced and semi-detached dwellings) or 8 metres (detached dwellings) from the rear wall. Where a neighbour objects to a larger rear extension, the Council must consider the impact on the amenity of all adjoining premises. The permitted development rights for householders is explained further in national guidance.
Upwards extensions allow for an additional storey. This must sit on the footprint of the existing walls and roof. The Council is required to consider the impact on overlooking, privacy and loss of light, the external appearance, air traffic impacts; and whether it will impact on a designated protected view to a heritage asset.
Tree works in a conservation area
In these cases, the Council may only prevent the works from taking place by making a Tree Preservation Order (TPO). If the amenity value or health of the tree indicates a TPO is not warranted, the works must be allowed to proceed.
Telecommunications masts
Where prior approval is required, the Council may only consider the siting and appearance of the mast and associated equipment. The Council usually only has 55 days to make a decision, otherwise permission is automatically given.
Prior approval is not required for the siting of new cabinets or masts below a certain height, or to replace an existing mast, subject to certain limits.
Changes of use from commercial premises and/or creation of new dwellings
The exact scope of what may be considered by the Council varies depending on the existing and proposed uses. However, generally, the following are relevant:
- transport and highway safety impacts
- contamination risks
- flooding risks
- impacts of noise from commercial premises on the intended occupiers
- the provision of natural light in proposed habitable rooms
- arrangements for the storage and management of domestic waste
- the design or external appearance of the building, where building works are allowed.
In some cases, the following may also be relevant:
- for taller buildings whether fire safety arrangements are satisfactory
- air traffic impacts
- the effect of new or increased residential use on commercial businesses
- for conversion of agricultural buildings, if the location or siting makes it impractical or undesirable
- where in a conservation area, the impact upon it
Some buildings do not benefit from this permitted development right due to an Article 4 Direction being in place. The Council usually only has 8 weeks to consider whether to require these details, otherwise permission is automatically given.
Temporary uses
Temporary use of land is generally allowed for up to 28 days in any calendar year, without prior notification to the Council.
Use of land for film making will need to first consider transport, lighting, noise and flood risk implications. For temporary camping sites, areas at higher flood risk from rivers need to be assessed. For movable structures for historic visitor attractions and pubs, the siting and installation method need to be considered.
Demolition of buildings
Where not listed or above a certain size in a conservation area, the Council is required to consider the method of demolition and any proposed restoration of the site. The Council only has 28 days to consider whether to require these details, otherwise permission is automatically given.
Agricultural and forestry development
A notification to the Council is required. Where necessary, the Council can require details to consider:
- for buildings, the siting, design and appearance
- for tracks, the siting and means of construction
- for excavations or deposit of material, the siting
- for tanks/ponds, the siting and appearance
The Council only has 28 days to consider whether to require these details, otherwise permission is automatically given.