Report the breaking of planning rules

The role of the Planning Enforcement team is to deal with alleged breaches of planning that are reported by members of the public, councillors or other departments of the council.

We also monitor conditions that have been imposed upon planning permissions and check, that development is being built in accordance with the planning permission.

The enforcement service operates within the policies set out in the National Planning Policy Framework. This assists in the effective management of the Planning Enforcement team and helps to make best use of the available resources.

The council's decision to take enforcement action is discretionary and each decision to do so has to be justified as ‘proportionate' and ‘expedient'. This means that any action must be appropriate to the amount of harm caused by the alleged breach. Planning enforcement action cannot be taken simply because there has been a breach, particularly where this results in limited or no harm to local amenity

The Planning Enforcement team can consider issues including:

  • unauthorised development or uses
  • unauthorised works to a listed building - both internal and external works
  • unauthorised display of advertisements
  • non-compliance with planning permissions
  • untidy sites where these are considered to be detrimental to local amenity
  • works to trees, where they are protected by a Tree Preservation Order or are located in a conservation area.

Not all development requires consent. A great deal of building work can be undertaken without the need for planning permission. This development is commonly referred to as ‘permitted development'.

A breach of planning control occurs where planning permission is not obtained before development takes place (where it is not permitted development). This is not necessarily a criminal act.

The display of advertisements, work to protected trees or listed buildings which have taken place without consent is a criminal offence and can be prosecuted in the magistrates' court or a higher court. Such breaches can result in significant fines, an award of costs against the perpetrator and potentially a prison sentence.

COVID-19 is affecting the way in which we carry out site visits. Officers will not currently enter any buildings. Site visits are being carried out only where absolutely necessary and where the location of an alleged breach is accessible without the need to enter buildings. Please include photographs and a full description of the alleged breach of planning control, if you are able to do so.

Complainants must provide their name and address before any complaint is investigated. This will enable the council to update the complainant about the outcome of its investigation. The complainant's details will be kept confidential. Anonymous complaints will not be accepted.

What information is required for an alleged breach to be investigated?

  • The address of the land or building where the breach is alleged to have taken place.
  • Details of the alleged breach.
  • The name and address of the complainant.
  • Details of how the alleged breach is having an impact you
  • Any additional relevant information or details of other interested parties.

What are the stages of an investigation?

  • Each enforcement enquiry will be prioritised 1 (high), 2 (medium) or 3 (low) according to the nature of the alleged breach and the degree of harm caused. Individual cases may be re-prioritised as the investigation proceeds.
  • Research on the property will be carried out, including the planning history. Inquiries will be made in order to establish the details of the owner or anyone with an interest in the land.
  • After this information has been obtained a site visit will be carried out (in the instance of high priority cases the initial site visit will be carried out with minimal research).
  • The complainant, and if appropriate the alleged offender, will be told of the likely course of action to be taken by the council within 28 days of the date of the complaint. If the case is a high priority one, involving for example a TPO or listed building then this period is reduced to 14 days.
  • Some enforcement cases may take a long time to resolve, particularly where an alleged offender has exercised a right of appeal against an Enforcement Notice or in cases which have resulted in court proceedings.

What action is taken where a breach of planning control is found to have taken place?

Once a complaint has been investigated and a breach identified, a number of things may happen, depending on the severity of the breach. The council may:

  • negotiate a satisfactory solution
  • seek the submission of a retrospective planning application
  • if no application is forthcoming or the breach is serious then the council may decide to serve an enforcement or other notice, which will require works or actions to be undertaken in order to remedy the breach, the individuals or organisations on which this Notice is served do have the option of making an appeal against it
  • no action taken, if the harm resulting from the breach of planning control is considered to be ‘minor', then no action may be justified, the enforcement of planning control is a discretionary power and the exercise of it must be proportionate and expedient
  • the complainant and the individuals responsible for the alleged breach will be kept informed of the actions that are being taken, throughout the process

Prioritisation

The following criteria will be applied to the prioritisation of enforcement cases:

Priority 1

  • work that causes a danger to the public
  • significant works including alteration of or damage to listed buildings
  • unauthorised works to trees that are protected by a Tree Preservation Order or that are located in a conservation area
  • any other development that causes irreversible harm

Response time 14 days.

Priority 2

  • unauthorised works, or breaches of condition, that are considered to cause a significant harm to amenity
  • councillor or MP referrals
  • significant development within a conservation area

Response time 28 days.

Priority 3

  • all other development

Response time 28 days.

Report a planning breach

This page was last updated on 16 March 2021

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