The Planning Process
Whether you are planning a new build, an extension to your home or a rural conversion, having knowledge on the planning process is a crucial first step. Planning decisions are guided by a number of factors across North Devon, including national policy, local planning policies, and the surrounding area.
This article is a guide for you to understand the planning process in North Devon, including what to expect at each stage and how we help you achieve a successful planning approval.
Who Oversees Planning in North Devon?
Planning applications in this part of Devon are dealt with by 2 main authorities:
- North Devon Council: covering areas such as Ilfracombe, Braunton, Barnstaple and surrounding areas
- Torridge District Council: covering areas such as Bideford, Torrington, Holsworthy and surrounding areas
Both of these councils follow the National Planning Policy Framework (NPPF), but also have a joint policy known as the 'North Devon & Torridge Local Plan'. This plan sets out how land in both areas should be used and developed. As a result, they are able to work together to ensure decisions such as housing, community facilities, the environment, and where things can be built, are consistent across all of North Devon.
Do You Need Planning Permission?
Not every project requires full planning permission; instead, it may be classed as Permitted Development. This is where some domestic extensions, internal alterations or outbuildings can be carried out under Permitted Development Rights, as long as they meet specific rules and limits that are set by the government under the General Permitted Development Order (GPDO), and therefore do not need to go through the full planning process.
Another example of where full planning permission may not be required is through Prior Approval for Class Q barn conversions. We have gone into detail on this separately, which you can read here!
Through your initial consultation at Woodward Smith Chartered Architects, the practice will review and clearly establish at the start whether this applies to you, or if you will need full planning permission.
Both North Devon and Torridge Council offer a pre-application service where you can receive early feedback before making a formal submission. This helps to:
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Identify key planning risks
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Highlight any technical reports that could be required
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Reduce the risk of refusal later on
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Understand how the local policies will apply
Making A Planning Application and How We Help
WSCA will start by preparing your planning application, ready for it to be submitted via the Planning Portal. Some of the typical documents that the practice produce for you include:
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Location and site plans
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Existing and proposed floor plans & elevations
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Design & Access Statement (where required)
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Supporting statements (where required) such as -
- Planning statement
- Heritage statement
The application may also require other special consultants to be involved, such as an ecologist, civil engineer or a structural engineer.
Once the application has been submitted, it will be checked by the Local Authority before being validated. From this point, the:
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Consultation period formally begins, which usually lasts 21 days
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Neighbours are formally notified
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Planning officer will assess the proposal against local policy
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Consultees (such as highways and environmental health) will be invited to comment on the application, which will be viewable on the relevant council website
Usually, most applications are determined within 8 weeks; however, more extensive applications can take up to 16 weeks. We would keep you updated regularly with any comments from the council and consultees.
You can read more in depth about the planning stages and how we assist when you click here!
Key Planning Considerations in North Devon & Torridge
1. Design & Local Character
Any development must respect local building styles and materials. Both councils strongly emphasise the importance of:
- Proportion & scale
- Visual impact
- Relationship to neighbouring properties
2. Landscape & Environment
The councils may be extra cautious about projects that fall within or close to:
- The North Devon Coast Area of Outstanding Natural Beauty
- Undeveloped Coast and Estuary Zone
- Protected wildlife habitats
3. Access, Highways & Parking
Key determining factors often include:
- Visibility splays
- Narrow rural lanes
- Parking provision
4. Flood Risk & Drainage
Some parts of North Devon and Torridge consider flood risk as a major factor; as such, a good and sustainable drainage system is regularly required in new development.
Once Your Planning Application is Received
Once your planning application has been received by the LPA, the planning officer assigned to your proposal will normally come out to visit your site. They will also consider any comments from neighbours, the public and other relevant local & parish council departments, that were received during the consultation period.
When the case officer has finished assessing the application, they may seek some amendments to be made to the proposal; depending how extensive these are, they may therefore request an extension of time beyond the original determination date to allow for further notification and consultation. This is of course not always the case though!
Decision Outcomes
There are 3 main possible outcomes for a planning application:
1. Full Approval
If your approval is granted in full, that means you do not need to gain any other planning permission and can move straight onto Building Regulations. The council will typically give you 3 years to start the build before the planning permission expires and you have to reapply.
1a) A full approval may be bound by the signature of a Section 106 (S106) Agreement. This is a legally binding contract between a local planning authority and a developer in order to mitigate the impact of the new development and deliver community benefits (such as affordable housing and infrastructure).
2. Approval with Conditions
The council's decision might contain conditions which you must comply with; they must be formally approved by the council before works start (Pre-Commencement), during construction or before the building is occupied (Pre-Occupation). Some examples of these planning conditions include:
- Ecology & Biodiversity Conditions (eg. bat surveys, wildlife-friendly lighting)
- Construction and Environmental Management Plan
- Drainage & Surface Water Strategy
You must apply to the council to discharge these conditions (clear them) through a 'discharge of condition application'. It is possible to discharge multiple conditions through one application. This is something that WSCA are able to assist with and guide you through.
3. Refusal
In some cases, your application may be refused by the council, and the reasons for this will be explained on the decision notice. If this happens, you can revise the proposal and resubmit a new application; or, if you/the practice believe this refusal is unjustified, you may choose to instead make a formal appeal.
So, whether you’re planning a renovation or building your dream home from scratch, we’re here to help. Contact us today to discuss your plans and take the next step.
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Woodward Smith Chartered Architects
6 Tuly Street
Barnstaple
Devon
United Kingdom
EX31 1DH
