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The planning system plays an important role in helping protect the environment in our towns and cities and in the countryside. In England and Wales, a 'plan-led system' outlines what can be built and where.
Communities and Local Government' sets out national planning policy, but the main responsibility rests with local planning authorities.
Each local authority must produce a Local Development Framework which outlines how planning will be managed in your area. It is important that individuals and communities get involved when the documents are prepared.
Your local planning authority is responsible for deciding whether a development - from an extension on a house to a new shopping centre - should go ahead.
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Most new buildings or major changes to existing buildings or to the local environment need consent - known as planning permission. Obtaining planning permission approval is a separate matter from building regulations approval.
Similarly, receiving any planning permission which your work may require is not the same as taking action to ensure that it complies with the building regulations.
The following are common examples of when you will need to apply for planning permission:
You do not always need planning permission. It is not required, generally speaking, for changes to the inside of buildings, or for small alterations to the outside such as the installation of telephone connections and alarm boxes.
Other small changes, for example putting up walls and fences below a certain height, have a general planning permission for which a specific application is not required.
Elsewhere in this service there is further advice on when you will need to apply for planning permission. If this does not cover what you wish to do, you should discuss your proposals with the planning department of your council.
If you go ahead with your development without the required permission, the local council that is the planning authority for your area may ask you to make a retrospective planning application.
If it decides that permission should not be granted it may require you to put things back as they were. You can appeal but if the verdict comes out against you and you still refuse to comply you may be prosecuted.
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