Outline or full planning permission?
There are two basic types of planning permission and you will need to decide which one to apply for:
Outline planning permission followed by reserved matters
This type of application is made to establish whether or not a scheme involving new buildings is acceptable in principle before any detailed plans are prepared. However, it would be helpful if as much information as possible is provided. An outline application is generally used for proposals such as new housing, and is not suitable for minor works like house extensions or a change of use. Once an outline application has been granted, before any development is started you must apply for the approval of 'reserved matters'. These are detailed requirements relating to, amongst other things, the layout, scale, appearance, access and landscaping of the final development.
There have been important changes to submissions with effect from 10 August 2006. As a minimum outline applications should include information concerning uses, amount of development, an indicative layout, scale parameters and indicative access points.
Full planning permission
This is for new development where full detailed plans are required or an outline application is inappropriate, or for a change in the use of land or buildings. The plans submitted would include details of the site layout, access, building design, materials and landscaping where appropriate. It is also important to give us an accurate location plan, showing the site boundary and adjacent properties, at a scale of 1:1250 and on an Ordnance Survey base.
You may post your application to the Director of Environmental Services or, alternatively, you may wish to bring the application in yourself so that it can be checked for completeness before submission.
If your application is either incorrect or incomplete it will be returned to you. This will mean that you lose time so make sure that the forms, plans, fee and certificates are all correct and signed where needed.
Check that your application has arrived - if, after a few days, you do not get a slip to say that your application has been received, telephone the appropriate Development Control Team.
Wait for a decision - usually you will get a decision in about eight weeks. Minor, non-controversial applications which receive no objections, may be processed more quickly.
Applications for planning permission must include:
- 4 copies of application forms (3 copies for householder development);
- 4 copies of plans (3 copies for householder development);
- a location plan at a scale of 1:1250 or 1:2500, preferably an extract from an Ordnance Survey plan;
- the addresses of the adjacent properties (i.e house numbers or names and street names) must be clearly shown on the plan;
- a site plan showing the site edged in red and the development proposed in relation to adjacent properties. Outline any other land you own in blue. The scale should be 1:200 or 1:500;
- a Design and Access Statement (.pdf, 39Kb) unless the application is for householder development which is not in a Conservation Area or is for a change of use only;
- detailed plans of the proposed works, including elevations, sections and floor plans where appropriate. All plans and dimensions must be in the metric system;
- a signed certificate under section 66 of the Town and Country Planning Act 1990, confirming that you either own the land or that all owners have been notified;
- the correct fee (details of which can be obtained from the Environmental Services Department). Cheques should be made payable to Wigan Council.
Planning applications checklist - Is your application valid?
As part of the council’s objective of looking to continuously improve services, we are seeking to ensure that applications for planning permission, and other types of consent, contain all the information needed by the council to make a decision from the point at which they are registered. This helps planning officers to deal with the application efficiently and ensures third party consultees have a full picture of what is being proposed.
In the long run, this should help you obtain a speedier decision. When we receive your application, it will be checked for accuracy and for completeness of the information supplied.
Your application will not be registered if relevant information is missing
We advise you read and follow the application guidance notes when completing your application form. These should be read in conjunction with the Validation Checklists for planning applications.
Further guidance is contained in the Communities and Local Government consultation paper Best Practice Guidance on the Validation of Planning Applications (external link). This guidance outlines the current procedures for the validation of planning applications.
Additional information you need to prepare a non householder application
These more complex applications will require additional information to be submitted before they can be considered. We have prepared a detailed guide, Information required for non-householder applications (.pdf, 96Kb), which explains the type of information which may be required.
Community involvement in major and complex applications
These are likely to generate considerable public interest. We have developed a process to help applicants consult with the local community before submitting major and complex applications.
Download our leaflet Community Involvement in the Planning Application Process - A Step by Step Guide for Developers and Agents (.pdf, 669Kb) .
Environmental Protection assessment of planning applications
Many applications for planning permission to develop or redevelop land will have the potential to impact on the environment. Download our guidance note Environmental Health Assessment of Planning Applications (.pdf, 49Kb).
Are you at risk of flooding?
You can always check with the Environment Agency (external link) to see whether your development is in a flood risk area. All you need to do is enter your postcode or town to find out.
If your application is identified as being within a flood risk area then you can visit the Piper Networking (external link) web site for advice on how to proceed. Here you can browse the Environment Agency Flood Risk Standing Advice. This will advise you whether you should carry out a Flood Risk Assessment before making your planning application. Otherwise your application could be delayed or refused because of lack of flood risk information.
The Planning Portal (external link) provides information in the form of Planning Policy Statement 25 which sets out Government policy on development and flood risk.
Contaminated land
Wigan has a long industrial history with many areas of land for one form of industrial activity or other. Coal mining, heavy engineering, iron and steel foundries and land-filling are some of the many activities identified as having the potential to leave a legacy of contamination.
Under the Environmental Protection Act 1990 Part IIA local authorities are required to take a strategic approach in the identification, assessment and ultimately clean up of contaminated land in the borough.
In 2001 a Contaminated Land Inspection Strategy was published setting out how this was to be achieved, the resources required and timescale.
Contaminated land is defined as:
“any land which appear to the local authority in whose area it is situated, to be in such a condition, by reason of subsistences in, on or under the land, that –
a. Significant harm is being caused or there is significant possibility of such harm being caused; or
b. Pollution of controlled waters is being, or is likely to be caused”.
These definitions reflect the intented role of the Part IIA regime and do not necessarily include all land where contamination is present, even though such contamination may be relevant in the context of other regimes. For example, contamination which might cause risks in the context of a new development of land could be a “material planning consideration” under the Town and Country Planning Act 1990.
The planning system has a key role to play in addressing the problem of contaminated land (external link). The risks associated with contaminated land are a material planning consideration and are addressed by the planning authority in the preparation of development plans and in the determination of planning applications.
When preparing development plans we are expected to encourage and promote the re-use of brownfield land, including contaminated sites. Development plans provide us with an opportunity to set out our priorities for the reclamation and reuse of contaminated land, and to inform developers of the availability of sites, and the potential constraints attached to them.
We therefore require that applications include suitable remediation measures. If they do not, then there are grounds for refusal. Where applications are approved, conditions should be put in place to ensure that land is completely restored before the commencement of any new use.
Further information
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