Why do we need Development Control?
Its purpose is to:
- control the use of land and buildings for the benefit of the whole community;
- minimise any harm to the environment from pressures for change; and
- give local people a say in what happens in their area.
Most new buildings, alterations to existing buildings and changes in the use of land or buildings need planning permission. Our job is to provide the right balance between encouraging development which provides homes, jobs and services while protecting the character of our towns, villages and countryside.
In making a decision on an application, we always take into account the views of those people likely to be affected by the development. However, whilst we welcome new development and are reluctant to refuse permission, we will do so where the environment or the quality of life would suffer, or where the development would be contrary to the policies in our Development Plan. There is a right of appeal against any refusal of permission.
What we offer...
We aim to provide a responsive and effective Development Control Service to the applicant and his or her agent and also to those likely to be affected by development proposals. At the same time we will work to protect and improve the District's environment.
For the applicant and/or agent we will:
- by letter or meeting, as appropriate, provide guidance and advice on development proposals including, if possible, the appropriate required fee for such an application before an application is submitted;
- Register and acknowledge receipt of planning applications within 3 working days where applications are received complete;
- where applications are not complete for registration we will advise on the necessary amendments within 5 working days;
- seek to raise the standard of development in terms of design, layout and landscaping and will negotiate, where appropriate, to improve submitted proposals;
- decide applications in accordance with Council policies set out in the Development Plan;
- suggest modifications which could be made to overcome objections to the proposal;
- provide the appropriate Committee date, except when the application is to be determined under powers delegated to Officers;
- copy or summarise supporting letters or documents to the Committee;
- deal with the application as quickly as possible. Our target is to decide 75% within 8 weeks. If it takes longer than this, we will, on request, explain the reason and indicate the likely decision date;
- issue decision notices within 2 working days of the decision being made; and
- advise on how to appeal to the Planning Inspectorate if you are unhappy with the decision.
For our other customers we will:
- publicise planning applications so that everyone likely to be affected can express and have their views considered before the decision is made;
- allow not less than 21 days from the date the application was publicised, for the receipt of letters of support or objection;
- make planning applications available for inspection at the District Offices during office hours and also facilitate the inspection of relevant applications at Dunstable Town Council offices, Leighton Buzzard Town Council offices, Barton Library and other appropriate places;
- where applications are decided by the Committee, summarise the main points of all letters of support or objection in the Committee report, and offer the opportunity to address the Committee in person, (giving advice on how this procedure works;
- decide applications in accordance with Council policies set out in our Development Plan;
- make all planning application files available for inspection;
- provide informal advice on how to make your views known on a planning issue;
- reply to letters within 10 working days;
- return telephone calls within 1 working day;
- deal with enquiries in a helpful and courteous manner.
How to help us help you...
- If you are making a planning application, we can deal with it more efficiently if you: discuss your proposal with us beforehand;
- let us have 5 sets of application forms and plans along with the correct fee. We often need to consult other organisations and extra plans speed up this process;
- make sure that the application plans are accurate and clear and show the site in relation to adjacent properties; and
- always quote the application number and site address when you telephone or write to us.
If things go wrong - Enforcement...
Sometimes development is carried out without planning permission, or which does not comply with conditions of a permission. This can ultimately result in the serving of an Enforcement Notice to remedy the situation, but the Council is also encouraged to consider other means of resolving cases wherever possible, including the seeking of applications to retrospectively control development. In some instances it will not of course be necessary to take any further action.
If we are made aware or become aware of enforcement problems we will:
- deal with all enquiries in a helpful and courteous manner;
- visit the site within 5 working days, or sooner for more serious cases;
- advise on the next steps to be followed within 15 working days of first enquiry, which may include the likely procedures to be taken but could include, for example, the need for further investigations or further monitoring of a situation;
- serve appropriate Notices to seek the stopping of development, according to the harm caused, where this is the necessary procedure;
- seek planning applications for development where this would enable the control of development to be best achieved and where such development would otherwise be likely to be in accordance with the Development Plan; or
- in appropriate cases confirm that no further action need be taken.
Landscaping and trees...
The Section also has responsibility for looking after the Districts Trees and providing advice for landscaping new development. The Council can protect trees by making Tree Preservation Orders, where these may be under threat and/or are of special amenity value to the area. The Council also considers requests for the carrying out of works to trees in Conservation Areas and through a specialist advises on the health and safety of protected trees and/or proposed works to such trees. The specialist also advises on Council owned trees and Highway trees in the towns.
We aim to provide an effective advisory service and we will:
- provide guidance and advice on proposed tree works before any application is submitted;
- in appropriate cases protect trees through Tree Preservation Orders;
- respond to emergency requests for tree protection or safety works as quickly as we can, but within 2 working days wherever possible;
- provide guidance and advice on submitted landscaping schemes and in appropriate cases will advise prior to their submission;
- deal with applications for tree work as quickly as possible. Our target is to decide 75% within 8 weeks;
- reply to letters seeking advice within 10 working days;
- return telephone calls within 1 working day; and
- deal with all enquiries in a helpful and courteous manner.
How to get help and advice...
We are always willing to advise on proposals so that you are aware of the Council's likely requirements. Through discussion we can often help you overcome possible problems.
Pre-application discussions are encouraged, and for major applications we try to deliver full 'Development Team' advice, drawing on a range of experts involved in the development process.
If you want to look at the plans and details for a planning application, you can inspect them at the District Offices during normal hours, when a duty officer is usually available to explain them to you. If you want to discuss the application with the officer dealing with it , we suggest that you make an appointment to do so.
Letters of support or objection should be submitted within 21 days of the application being publicised. If you have difficulty meeting this deadline, please contact us as it is sometimes possible to extend this period.
If things go wrong...
If you are not happy with the service you have received, write to:
David Hale
Head of Development Control
South Bedfordshire District Council
The District Offices,
High Street North,
Dunstable,
Beds. LU6 1LF.
Your complaint will be investigated and responded to, in writing within 15 working days or acknowledged in 2 days and a full reply made within 15 days or such other extended period as may reasonably be required for the complexity of the case.
If you are still not satisfied, the Council has a formal complaints procedure.
