The role of town and country planning is
primarily to manage change to the physical environment. It is generally
concerned with ensuring that development proposals reflect community
aspirations, and increasingly it will represent the perceived needs of
future generations.
The planning system regulates development in the public interest,
exercising control over the land use and design aspects of your proposal
which will entail dealing with its wider impacts (e.g. noise, waste or
choice of materials). Under the Planning and Compulsory Purchase Act
(2004) plans will be prepared “with a view to contributing to the
achievement of sustainable development”.
You should bear in mind that the system is statutory, i.e. governed
by legislation, and that decisions are steered by planning guidance and
policies that filter to the local level from the national level. This
enables LPAs to reflect both a need for national consistency and for
local diversity.
It is important to get advice from your Local Planning Authority
(LPA) before starting any development, whether new or refurbishment.
The LPAs in Nottinghamshire are listed in the Useful Contacts
section. LPA officers will be able to let you know how the system works
and whether you need planning permission and/or building regulation
approval for your proposal. For most new buildings both approvals will
be required, and you will need to submit formal applications. The LPA
will advise on the necessary information to accompany them and the size
of fees.
Talking in advance about planning proposals can often smooth the
planning process, avoiding the costs associated with lengthy
negotiations and delays whilst additional information is sought.
Proposals are often referred to and/or discussed with one or more
specialist statutory organisations that input to the planning process.
An example would be the Environment Agency having an interest where a
major drainage facility or a waste licence is required.
LPAs will employ various tools to address planning and design issues
for certain larger and/or more sensitive sites. Some of these are
described later under Supplementary Planning Guidance.
Planning Policy Guidance/Statements
The principal
form of central government guidance which influences the planning system
is a series of Planning Policy Guidance notes (PPGs) issued by the
Office of the Deputy Prime Minister (ODPM). These set out policy
thinking on a broad range of topics, from housing and transport to
renewable energy, and must be taken into account by local authorities
and government agencies when they write their planning policies or
consider development proposals. Where PPGs are of particular relevance
to the topic covered by this Guide, they are listed in the Further
Resources section of the chapter with an indication of where they are
available from.
PPGs have been subject to review since 2003 and they will be replaced
by shorter, more focused Planning Policy Statements (PPSs), intended to
set out government policy more concisely . Some PPSs are already at
the draft stage.
Strategic Guidance
The middle tier of planning policy is
occupied by two strategic documents which are mainly of relevance if you
are bringing forward a larger building project:
- Regional Planning Guidance for the East Midlands (RPG8) – which
sets out strategic policies where there is a clear regional dimension
(e.g. loss of biodiversity). The approved RPG8 (2002) is subject to
revision as at 2004 and will become a Regional Spatial Strategy (RSS)
under the planning reforms.
- Joint Structure Plan (JSP) for Nottinghamshire and Nottingham which
interprets RPG and indicates the broad distribution of land required for
future housing and employment throughout the county (by sub-areas and
districts). It is likely to be adopted by the end of 2005 when it will
supercede the existing approved County Structure Plan (1996); however,
beyond 2005 when the JSP eventually becomes out-of-date, it is not due
to be replaced under the new planning system.
Local DevelopmentPlans/Documents
Strategic
documents are interpreted by local plans which offer more detailed
policy advice and are the principal reference point for decisions on
planning applications. Under the planning reforms, these plans will
start to be replaced by Local Development Documents (LDDs) as from 2005.
You are strongly advised to contact your LPA about the content of
these plans/documents. You should be aware that there are specialised
Minerals and Waste Local Plans which apply across the whole county.
Supplementary Planning Guidance/Documents
LPAs are
able to produce supplementary planning guidance (SPG) which may take the
form of design guides, area or site development briefs or issue-based
documents that elaborate on policies (or proposals) in local plans/LDDS
and indicate where design constraints and opportunities may occur. Some
SPGs, for example, specify the types of contribution that may be
expected from larger site developers, such as those towards open space
or transport provision, and some focus upon environmental performance
criteria. Under the new system they will be known as supplementary
planning documents (SDD).
Building Regulations
Building Regulations ensure the health
and safety of people in and around buildings by setting out standards
for building design and construction. They are subject to a separate
approval system - normally with checks on site. You should be aware of a
2003 revision to Part L which sets higher energy efficiency standards
and which will be revised again as from 2005. You should contact the
Building Control team at your local authority (District, Borough or City
Councils) for advice and information.
