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Planning Application Guidance

Guidance Notes for Completing Planning Application Forms

Important Notice:
To help us process your application more speedily, please supply a site plan and separate cheques for all planning and building control regulation submissions.

The application form contains specific national information required which must be provided. Listed below are the Standard Application Forms. Choose that which is relevant to your proposal and download the forms and the guidance notes if required.

The Council has prepared a list of local requirements in respect of information that it will require to be submitted. View or download the local requirements List.

The Council encourages the submission of applications via the Planning Portal Link to External Website.  If you chose not to use the planning portal, all application forms and certificates can be downloaded by selecting the required form from the list below.

Application Forms

The following links are all pdf documents on an external website.

Application Form Link to External Website Adobe Acrobat Format Guidance Notes Link to External Website Adobe Acrobat Format
Householder Notification Application Form   
Householder Notification Guidance Note 
Householder Application for planning permission for work or extension to a dwelling Householder Guidance Notes
Householder Application for planning permission for works or extension to a dwelling and conservation area consent Householder and conservation Application Guidance Notes
Householder application for planning permission for works or extension to a dwelling and listed building consent for alterations, extension or demolition of a listed building Householder and Listed Building Application Guidance Notes
Application for planning permission Planning Permission Guidance Notes
Application for Planning Permission and Advertisement Consent Planning Permission and Advertisement Consent - Guidance Note
Application for outline planning permission with some matters reserved Outline Planning Permission with some reserved matters Guidance Notes
Application for outline planning permission with all matters reserved Outline Planning Permission with all matters reserved Guidance Notes
Application for conservation area consent for demolition in a conservation area Conservation area consent for demolition Guidance Notes
Application for listed building consent for alterations, extension or demolition of a listed building Listed Building Consent Guidance Notes
Application for consent to display an advertisement(s) Advertisements Guidance Notes
Application for a Lawful Development Certificate for an Existing use or operation or activity including those in breach of a planning condition Lawful Development certificate Guidance Notes
Application for a Lawful Development Certificate for a Proposed use or development Lawful development certificate for proposed use Guidance Notes
Application for prior notification of proposed agricultural or forestry development – proposed building Proposed Building Application Guidance Notes
Application for prior notification of proposed agricultural or forestry development – proposed road Proposed Road Guidance Notes
Application for prior notification of proposed agricultural or forestry development – excavation/waste material Excavation/waste material Guidance Notes
Application for prior notification of proposed agricultural or forestry development – proposed fish tank (cage) Proposed Fish Tank (Cage) Application Guidance Notes
Application form for prior notification of proposed development in respect of permitted development by telecommunications code systems operators Telecommunications code systems application Guidance Notes
Application for Hedgerow Removal Notice Hedgerow Removal Guidance Notes
Application for prior notification of proposed demolition Proposed Demolition Guidance Notes
Application for approval of reserved matters following outline approval Reserved Matters Guidance Notes
Application for removal or variation of a condition following grant of planning permission Removal of condition Guidance Notes
Application for discharge of planning conditions Discharge of planning conditions Guidance Notes
Application for tree works: Works to Trees Subject to a Tree Preservation Order Tree Works Guidance Notes
Application For Extensions To The Time Limits For Implementing Planning Permissions And Associated Listed Building And/Or Conservation Area Consents
Extension of Time Limits Guidance Notes
Application for a Non-material Amendment Following a Grant of Planning Permission
Non-material Amendment Guidance Notes
Prior Approval of a Proposed Change of Use of a building from Office (Use Class B1) Use to a use falling within Use Class C3 (Dwellinghouse)  
Prior Approval of Proposed Change of Use of a building from a Retail (Use Class A1or A2) Use or a Mixed Retail and Residential Use to a use falling within Use Class C3 (Dwellinghouse), and for Associated Operational Development  

For advice about filling in these application forms a duty planning officer is available without prior appointment on Mondays, Wednesdays, Thursdays and Fridays between 09:30 and 13:00, telephone 0161 342 4460 or call in to the Council Offices, Wellington Road, Ashton. 

Outline Applications

Outline Applications are only appropriate if you want to erect a building(s) and wish to establish if such a development is acceptable in principle before preparing detailed drawings.

As a minimum all outline applications shall include information on:

  • Use: the use or uses proposed for the development and any distinct development zones within the site identified.
  • Amount of development: The amount of development proposed for each use. For example for residential development the number of proposed units and for other forms of development the proposed floor space for each use.
  • Indicative access points: an area or areas in which the access point or points to the site will be situated.

In some cases, such as in Conservation Areas, you may be asked for full details at the outset. Please discuss an "outline" application with the Planning Office before submission to agree on the amount of details needed. This type of application cannot normally apply to change of use proposals.

Reserved Matters Applications

Reserved Matters Applications are used when an "outline" permission has been granted with "detailed matters" reserved for later consideration. The outline permission must not have expired and submitted details must accord with the outline approval including any conditions attached to the permission.

Reserved Matters Definitions

  • Layout: the way in which buildings, routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development.
  • Scale : the height, width and length of each building proposed within the development in relation to its surroundings.
  • Appearance : the aspects of a building or place within the development which determine the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture.
  • Access : this covers the accessibility to and within the site for vehicles, cycles and pedestrians in terms of the positioning and treatment of access and circulation routes and how these fit into the surrounding access network.
  • Landscaping: this is the treatment of land [other than buildings] for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes screening by fences, walls or other means, the planting of trees, hedges, shrubs or grass, the formation of banks, terraces or other earthworks, the laying out or provision of gardens, courts, or squares, water features, sculpture, or public art, and the provision of other amenity features.

Design and Access Statements

Shall include:

  1. explain the design principles and concepts that have been applied to the following aspects of the development:

    Amount, layout, scale, landscaping and appearance; and
  2. demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account in relation to its proposed use and each of the aspects specified in (1) above. "Context" means the physical, social, economic and policy context of the development.
  3. explain the policy adopted as to access and how policies relating to access in relevant local development documents have been taken into account;
  4. state what if any consultation has been undertaken on issues relating to access to the development and what account has been taken of the outcome of any such consultation;
  5. explain:
    • how any specific issues which might affect access to the development have been addressed;
    • How prospective users will be able to gain access to the development from the existing transport network;
    • Why the main points of access to the site and the layout of access routes within the site have been chosen; and
    • How features which ensure access to the development will be maintained.

Ownership Certificates

If you do not know who the owners are - either in whole or in part, there are other procedures involving advertising your intention to apply for permission. These involve the following, which are all available to download:

Fees

You must submit the correct fee with your application - it cannot be dealt with until this has been paid. The fees are revised from time to time by the Government.

View the current fee list.

No fee is required in some circumstances:

  • where the application is for development to assist disabled people
  • where a similar application by the same applicant has been refused or withdrawn or has been granted permission in the previous 12 months.

If you think this applies please discuss it with your local planning office.

Developer Contributions - Local Tariffs

All developments, apart from the exceptions listed below, will be asked to undertake to pay one or more of the Green Space Tariff, the Community Education Tariff and the Integrated Transport Tariff, which have been designed to mitigate against the cumulative impact of new development on local infrastructure, facilities and services.

List of exceptions:

  • Applications for one new dwelling where the applicant will be the resident and is already the owner of the land,
  • Applications for creation of a new or extended residential unit that has a separate access, with restricted occupancy to existing family members
  • Applications for temporary residential accommodation where the permission is time limited
  • All domestic extensions
  • Applications under 250 square metres for non residential uses
  • All Outline Applications - all Reserved Matters and Full applications on the same site will be liable
  • Applications where a S106 Agreement has already been signed and implemented and there is no change to the extent and form of the proposal that would significantly increase its impact.
  • Applications for primary social care residential units
  • Applications for "enabling" development to ensure the restoration/repair of Listed Buildings on the Councils "Building at Risk" Register
  • Applications submitted by the Council for Council development schemes
  • Applications submitted by non-Council agencies on land to be bought/leased from the Council
  • Applications submitted by the Council for the purpose of planned Compulsory Purchase Orders
  • Adverts/Signs, masts, infrastructure and other non-community service/traffic impact generating proposals

If your development is not listed as an exception you should proceed to calculate the level of tariff that will apply to your proposal by selecting the Web Calculator below. The Tariff Calculator will take you through the process culminating in the production of a Deed of Unilateral Undertaking, which should be printed off, sign by the Landowner and witnessed. The calculator will also provide for printing the details used to calculate the level of tariff. Both this information and the Deed must be submitted with the planning application.

Web Calculator

The Council will require payment of the tariff once the development has commenced on site ( a material start as defined by S56(4) TCPA 1990).

Further Information and guidance can be found by referencing the Developer Contributions Supplementary Planning Document and its supporting information:

*NB - From March 1st 2009 the Developer Contribution Tariff Rates have been increased in line with inflation from National Construction Indexes at 4.39%.*

Pre-Application Advice

The Council encourages pre-application discussions which will enable applicants to be informed of all information requirements for an application they are considering submitting. These can help in reducing delays in processing applications and avoiding invalidation of submitted applications.  Advice can be given about the factors which will be taken into account when your application is considered.

For pre-application advice, a duty planning officer is available without prior appointment on Mondays, Wednesdays, Thursdays and Fridays between 09:30 and 13:00 telephone 0161 342 4460 or call in to the Council Offices, Wellington Road, Ashton. 

Building Regulations

In most cases you will need to apply for Building Regulation consent as well as Planning Permission. Please telephone Building Control on 0161 342 4460 who can advise you about this. 

Page last updated: 2 December 2014