The Development Control System at Ipswich
At Ipswich Borough Council, the following process is followed when handling planning applications:
Registration and Consultation
- Applications are registered by the Customer Support Officer.
- Valid applications will normally be registered within the week they are received, so that they may appear on the weekly list appearing in the local Evening Star newspaper every Monday.
- In order for an application to be included on a particular Monday's list it will normally have to be registered by 3pm on the Thursday beforehand.
- If you would like your application to appear on a particular Press List then please liaise with the Customer Support Officer or the Area Planning Officer. We cannot guarantee that every application received by Thursday will automatically be on the following week's press list.
- Registered applications should normally be back with the Case Officer within 5 working days of receipt.
- As well as advertising applications in the local press, we directly notify affected near neighbours and also display a site notice.
- We carry out various consultations and encourage all consultees to respond within 21 days.
Processing
- The Case Officer will be available to discuss applications with any interested party, although please be aware that he or she is not always at their desk - appointments will be necessary. The Area Administration Assistant can update interested parties on the progress of applications.
- The application will be progressed with a view to a decision being taken within the statutory 8-week period. Currently 80% of applications are dealt with in this period.
- Applications affecting Conservation Areas or Listed Buildings will be considered by the Conservation Advisory Panel and its comments taken into account - see separate information under Conservation.
- Ipswich Borough Council is agent highway authority to Suffolk County Council and delegation arrangements exist to enable the majority of all Highways comments to be made by our own Engineers. However, on Strategic Applications, the County Director makes highways comments for Environment and Transport.
- In accordance with Government advice around 90% of applications are dealt with under powers delegated to the Head of Planning & Development in accordance with the Scheme of Delegation; the remainder are submitted to the Planning & Development Committee.
The Planning & Development Committee
- The list of applications to be submitted to Planning & Development Committee is agreed 2 weeks before the meeting date, and written reports on each item are subsequently prepared, such that the Agenda can be despatched just under a week before the meeting date.
- Once a report is prepared and submitted to Committee it is expected that it will be dealt with. Only in exceptional circumstances will requests for deferrals be acceded to.
- Third parties are currently allowed to address the Committee - so too are Ward Councillors - see separate section 'Having your Say' for details and limitations.
- All written representations will normally be copied to members of the Committee. Any representations received after the main papers are prepared and before noon the day before Committee, will be copied as part of a bundle of "Late Representations", and distributed to Members that evening. Any representations received after this deadline will be dealt with at the planning officers' discretion.
- Applicants and members of the public are encouraged to submit all representations through the Head of Planning & Development, and not to send material directly to Councillors. The motivation of bypassing the normal channels can easily be misconstrued.
- Decisions may sometimes be deferred at the meeting to enable a Committee Site Visit to take place. The conduct of such visits is regulated by an agreed protocol.
- We aim to issue Decision Notices within 2 working days of the Committee meeting.
Types of Applications
- The type of application is revealed by the suffix lettering in its reference number.
- Most applications are for Full Planning Permission ("FUL"). Here full details of the proposal must be submitted with the application - see separate guidance notes.
- It is possible to make an application for Outline Planning permission ("OUT"), where certain details of a proposal are specified and others will remain to be dealt with by a later 'Reserved Matters' (REM) application. The Council must consider whether the details given are sufficient to enable a commitment in principle to be given. If not, and the applicant is not willing to supply sufficient details, then the application will be refused. In certain circumstances it may not be appropriate to make an outline application - the situation may be particularly sensitive and full details may be required.
- Listed Building Consent ("LBC") is required for proposals which demolish, alter or extend a building listed as being of Architectural or Historic Interest. There are over 600 listed buildings in Ipswich and we aim to look after them all, properly. So precise details of proposals affecting these buildings will be required in applications made. The Conservation Officers are available to offer specialist advice and assistance - see separate website entry.
- Conservation Consent ("CAC") is required for the demolition of unlisted buildings within Conservation Areas. There are certain exceptions and the Planning Officers will be pleased to advise.
- Advertisement Consent ("ADV") is required for the display of many advertisements in town. This may be in addition to Listed Building Consent if you are dealing with such a building. The Council does believe that careful control of advertising is essential, and we will seek high standards of design.
- Consent is required for certain works to trees ("TALF, CALF or PALF" - Applications for Lopping and Felling). Trees may be protected by Tree Preservation Orders, by conditions to planning permission, or by virtue of the tree being located within a Conservation Area. Again there are exceptions and various procedural requirements applying to each type of application. Forms for such applications are available, but they may also be made in letter form, provided they are accompanied by a sketch identifying reasonably accurately by reference to fixed features, the trees in question.
- Hazardous Substances consent ("HSC") is necessary for the handling of certain hazardous industrial substances. This is a specialist areas, which those affected should be aware of.
- Applications for Lawful Development Certificates ("LDC") seek to establish that a physical development or a land use is lawful, either through the grant of the planning permission, or through the passage of time.
- Some applications are 'County Matters' i.e. have to be dealt with by Suffolk County Council. These relate to Minerals and Waste processing disposal.
Local Validation List Checklists
The Council has prepared a Local Validation List of documents required to accompany planning and related applications. This is has been issued for public consultation. Further information is available on the Local Validation Lists page.
The Right of Appeal
- The applicant has the right of appeal to the Government against refusals. Details are contained on the rear of the formal Decision Notice. In almost all circumstances this is an open system, and interested parties will be notified by the Council of the appeal and given the chance of sumitting their comments.
- Most appeals are dealt with in writing, in some cases an Informal Public Hearing is held and very occassionaly a formal Public Inquiry is held.
- There is no right of appeal by third parties against approvals. It is possible for affected parties to challenge the validity of a planning decision in the High Court. This is a very rare occurrence and would require specialist legal advice.
Further information from the Government about the Planning system as a whole is available on the Planning Portal website www.planningportal.gov.uk (opens in a new window).
As part of Access to Ipswich you can come into our offices and view a file. Please telephone first on 01473 432913 to arrange an appointment as we require 48 hours notice.