Planning And Building Control For Householders
Do I need permission for
.....?
How do I object to or comment on
an application?
What is Planning Permission
and Building Control Approval?
Will I need Building
Control Approval when I have Planning Permission?
When should I
apply?
How do I obtain Planning
Permission?
How do I obtain Building
Control Approval?
How long will it take to obtain
planning permission?
When can I start work?
What happens if I do work
without approval?
How much will my application
cost?
How long does permission
last?
How do I appeal against a
decision?
Can I obtain planning history for my
property?
How do I find out whether a property
is listed or not?
Do I need permission for .....?
For a cross reference of building works and whether or not they
need permissions view our exempt buildings
webpage
If you are in any doubt about whether or not you need either
Building Control Approval or Planning Permission it is best to
contact the relevant service.
How do I object to or comment on an application?
Please note you can only object to a planning application where a
decision has not yet been made.
What is Planning Permission and Building Control Approval?
Planning
The Planning Service controls the development and use of
land. To do this, the Council considers planning applications
and decides whether to give permission or not. The aim of
Wyre Forest District Council is to ensure that we protect and
improve the quality of the environment by making sure that all new
development is well designed, appropriate and will not cause harm
to neighbours.
Building Control
Building Control ensures that building works comply with the
health, safety, energy conservation and access for the disabled
requirements as laid down in the Building Regulations and Building
Acts. Building Control Approval is the means by which the
Building Control Service checks that building work is carried out
to the correct standard.
Will I need Building Control Approval when I have Planning
Permission?
In some instances you may find that you need
both or either Building Control Approval and/or Planning
Permission.
When should I apply?
In both the case of planning permission and building control,
before the work commences.
How do I obtain Planning Permission?
Alternatively you can obtain the forms from the Planning and
Environment Division.
How do I obtain Building Control Approval?
There are two types of Building Control
Approval:
Full plans option
This is the route which most people choose. It
entails producing scaled drawings clearly denoting construction
details and where necessary structural calculations. When these
details are deposited they are checked by the Building Control
Officer responsible for the area in which the work is being carried
out. Any queries are conveyed to you, or your agent, and when these
are resolved an approval is issued.
For more information, read the
Full Plans
Submission Notes and
The building notice
Under this option no detailed plans are
required. This is a simpler approach particularly suitable for
smaller projects such as bathroom installations, minor structural
alterations and domestic extensions. This option can be used for
all work other than for buildings where mandatory means of escape
regulations apply or for which a Certificate under the Fire
Precautions Act is required. This generally means that work
relating to work places where persons are employed, for example,
offices, shops, factories and public buildings cannot be carried
out under a Building Notice. If the work involves an extension or a
new building then a site plan and drainage plans are necessary.
Under this option the Council can ask for further information on
the construction at any time. No formal approval is given on a
Building Notice procedure, nor do you receive the same protection
afforded by detailed approved plans. If you are in doubt, please
discuss this with a member of the Building Control team.
For more information,
read the Building
Notice Notes and
How long will it take to obtain planning permission?
The Council aims to decide all of applications
within the government target. However, some planning
applications raise complicated issues. By their very nature
such applications will take longer to deal with and be subject to
some variations in procedure.
When can I start work?
Building Control
Once you have made a Building Regulation
application, you can normally start works 48 hours after giving
Building Control notification of your intended start date. However,
if your application is a ‘Full Plans type’, then any works you
carryout on site, that are subsequently found to be incorrect upon
a plan examination will have to be corrected.
Please note: if a planning application is also
necessary for the works, then work should not commence until this
is obtained.
Options for notification to building control, are by a telephone
call, use of a commencement notice issued with the Full
approval or Building Notice acknowledgement.
Planning Permission
Once you have received your approval notice
from the Council and complied with any 'pre-stat'
conditions.
What happens if I do work without
approval?
Building Control
It is an offence to carry out works that are subject to Building
Regulations without first obtaining approval. Should you be
caught carrying out works you could be subject to legal prosecution
and/or a continuing fine until the works are removed.
If you fail to remove the offending works, then the authority have
the powers to remove and recover costs from the owner.
Planning Permission
If you build something that needs planning
permission without obtaining permission first, you may be forced to
put it right later, which could prove troublesome and costly.
You might even have to remove an unauthorised building.
If you required permission for work the Council may simply ask you
to apply retrospectively. However, this can depend on the
nature of the development and its effect on neighbours so if the
Council considers it necessary it will take enforcement action
immediately and require you to cease activities, or demolish
problem buildings. Failure to comply with a notice could
involve criminal proceedings.
How much will my application cost?
The cost of applications for planning
permission varies, to find out the cost of specific planning
permission
view our planning fees
webpage.
Building Regulation work is subject to charges. Charges for the
"Full Plans" option are required in two stages. A charge is payable
when an application is submitted and a further charge is payable
after the first inspection of the works on site.
In the case of a "Building Notice" a single charge is payable upon
submission of the notice. This charge is equivalent to the combined
"Plan Charge" and "Inspection Charge" which would be payable when
making a "Full Plans" application.
How long does permission last?
Building Control
Permission will last for 3 years from the date of Full Approval or
Building Notice acknowledgement.
Planning
Full permission is valid for five years so you
can start any time during that period but not starting will mean
reapplying. If outline permission has been granted, you will
need to submit for the approval of reserved matters within 3
years.
How do I appeal against a decision?
If the Council refuses permission or imposes
conditions it will give reasons.
If you are unhappy or unclear about the reasons for refusal or the
conditions imposed, talk to the Planning Inspectorate who processed
your application.
Planning Permission
You must make an appeal against a decision on
planning permission within six months. If after speaking to the
planning officer you wish to appeal against a refusal of planning
permission or against a condition which is imposed on an approval
you can appeal to the Secretary of State. For an application to
appeal, you will need to write for an application form to: The
Planning Inspectorate, Room 307, Kite Wing, Temple Quay House, 2
The Square, Temple Quay, Bristol, BS1 6PN.
Building Control
Determinations
Where the Council decides that your deposited
plans do not comply with one or more requirements of the Building
Regulations but you believe that they do, you will need to apply to
the Secretary of State for a determination. Your application should
be made in the form of a letter, with relevant enclosures as
indicated below.
- The names and addresses of the parties involved, including any
agents; the local authority, and the full address of where the
proposed building work will be carried out.
- A statement setting out details of the building, the proposed
work, and the matter in dispute.
- A statement setting out your case for compliance with the
particular requirement of the Building Regulations in
question.
- A copy of each of the plans of the proposed work and
otherdocuments which have been submitted to the local authority
with your 'full plans' application, and all of the relevant
correspondence with the authority, including the 'notice of
rejection of plans' if one has been issued.
- A copy of any listed building consent where the proposed work
has required this. If relevant, a copy of any associated planning
permission relating to the listed building should also be
provided.
- A copy of any otherdocumentation - whether commissioned by you
or otherwise - supporting your case for compliance, including any
calculations. Where appropriate, it may also be provided.
- A determination fee. A fee is payable for a determination and
should be included with your application. It is calculated on the
basis of half of the local authority's plan charge, excluding VAT,
subject to a minimum limit of £50 and an upper limit of £500.
Cheques should be made payable to "Office of the Deputy Prime
Minister".
You should send your letter of determination and all of the
relevant documentation to:
The Office of the Deputy Prime Minister, Building Regulations
Division, Floor 3/C1, Eland House, Bressenden Place, London. SW1E
5DU
Telephone 020 7944 5748
Fax 020 7944 5739
Email bregsb.br@odpm.gsi.gov.uk
Please note that you must apply for a determination before the
work, which is in dispute, has commenced.
Appeals
If the Council refuses your application for a relaxation or
dispensation of a particular requirement of the building
regulations, then you have the right to appeal to the Secretary of
State. Your application should be in the form of a letter, with the
relevant enclosures as indicated below.
- The names and addresses of the parties involved, including any
agents; the local authority and the full address of where the
building work will be/has been carried out.
- A statement setting out details of the building, the building
work, and the matter in dispute.
- A statement setting out your case for either relaxing or
dispensing with the particular requirement of the Building
Regulations in question.
- A copy of each of the plans of the building work and
otherdocuments which were submitted to the local authority with
your relaxation or dispensation application and of all relevant
correspondence with the authority involved, including the
authority's 'notice of refusal'.
- A copy of any listed building consent where the building work
has required this. If relevant, a copy of any associated planning
permission relating to the listed building should also be
provided.
- A copy of any otherdocumentation - whether commissioned by you
or otherwise - supporting your case for relaxation or dispensation,
including any calculations. Where appropriate, it may also be
helpful to include a location and block plan, and a few photographs
of the building work to illustrate particular points.
No fee is payable for an appeal.
You should send your letter of appeal and all the relevant
documentation to:
The Office of the Deputy Prime Ministers, Building Regulations
Division, Floor 3/C1, Eland House, Bressenden Place, London. SW1E
5DU
Telephone 020 7944 5748
Fax 020 7944 5739
Email bregsb.br@odpm.gsi.gov.uk
If you would like any further information ondeterminations or
appeals please contact the Building Control service.
Or you can download
a leaflet by the Office of the Deputy Prime Minister regarding
Appeals and Determinations.
Can I obtain planning history for my property?
You can obtain the planning history of your
property by contacting the planning service and asking for
details.
How do I find out whether a property is listed or not?
You can find out whether your property is
listed or not by contacting the Conservation Officer via Customer
Services on 01562 732928.
