Colchester - burrows.co.uk...Design & Build • Small Works • Reactive Maintenance TRADITIONAL...
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Colchester Colchester Borough Council www.colchester.gov.uk Colchester Planning Guide
Transcript of Colchester - burrows.co.uk...Design & Build • Small Works • Reactive Maintenance TRADITIONAL...
Colchester
Colchester Borough Council www.colchester.gov.uk
ColchesterPlanning Guide
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3033132
Design & Build • Small Works • Reactive Maintenance
TRADITIONAL BUILDING CONTRACTORS
Horizon Construction Management Ltd
884 The Crescent, Colchester Business Park, Colchester, Essex CO4 9YQ
Tel: 01206 755415 Fax: 01206 755425
Email: [email protected] Web: www.horizonconstruction.co.uk
3033255
Priding Ourselves On Quality Workmanship • References Available On Request
• Loft Conversions & Extensions
•Barn Conversions• Garage Conversions
• Listed Building Specialist• All Building Work Undertaken • Period Property Restoration
ESTATE AGENT & ARCHITECT APPROVEDFREE ESTIMATE AVAILABLE
Specialist Local Building Contractors
C.J. WILLIAMS BUILDING CONTRACTORSTEL/FAX: 01206 734324 • MOB: 07860 173481
OFFICE: 57 HIGH RD, LAYER-DE-LA-HAYE, COLCHESTER, ESSEX.
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Colchester Borough Council www.colchester.gov.uk
PUBLISHED BY: BURROWS COMMUNICATIONS LIMITEDPublicity House, 106 Stafford Road, Wallington, Surrey SM6 9AY
Tel: 020 8773 3000 Fax: 020 8773 8888Email: [email protected] Web: www.burrows.co.uk
OUR ADVERTISERS:
We gratefully acknowledge the support of all the firms whoseadvertisements appear in these pages. Without their help we would notbe able to produce this guide. As a reciprocal gesture we have pleasure
in drawing the attention of our readers to their announcements, butwish to make it clear that Colchester Borough Council can accept no
responsibility for their products or services advertised.
Colchester
ColchesterPlanning Guide
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3033421
MERCURY BLINDSWe have been manufacturing our own
blinds for 40 years!
4 Peartree Business Centre, Peartree Road, Stanway, Colchester, Essex CO3 0JN
Tel 01206 561976www.mercuryblinds.com
• Metal Venetian Blinds in 25mm Slats• Perfect Fit Venetian Blinds• Roller Blinds• Pleated Blinds (Tensioned, Roof, Perfect Fit and Free Hanging)• Vertical Blinds (including new blinds, tracks only, louvres only)• Wood Blinds (25, 35 and 50mm)
We offer a free measuring service and as well as making the blinds we can install them for you too!
3033112
Full Architectural & Design ServicesSchools Specialist
Tel 01376 550752www.rdcarylarchitects.co.uk
An ARB Registered Practice
Roger Caryl ArchitectsBriefing
Feasibility
Design
Procurement
Project Management
3033156
The wen PartnershipARCHITECTURAL CONSULTANTS
Advertisers’ Index
C J Williams Building Contractors . . . . . . . . . . . . . . . . . . . . . . . . . . .IFC
Clive Chambers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35
Colchester Electrical (Wholesale) Ltd . . . . . . . . . . . . . . . . . . . . . . . . .34
Colne Contracts Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
CWPS Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
Design and Development Consultancy . . . . . . . . . . . . . . . . . . . . . . . .32
Dixon Piling Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35
Ecohill Ltd TH Companies Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8
First Choice Windows & Conservatories . . . . . . . . . . . . . . . . . . . . . . .35
Flameguard Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35
Flightwise Joinery Limited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .OBC
G J Palmer & Sons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
Godden & Rudling Building Services . . . . . . . . . . . . . . . . . . . . . . . . .34
Horizon Construction Management Ltd . . . . . . . . . . . . . . . . . . . . . .IFC
JMA Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34
J1 Construction Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
James Heys & Sons Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
Mail Boxes Etc Colchester Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .IFC
Mercury Blinds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
MRM Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
Percival Contracts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33
Roger Caryl Consultants Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
R G Carter (Colchester) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .IBC
SEP Painters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
Shore Engineering Ltd . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6
Stephen Arrowsmith . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33
The Highway Traffic & Transport Consultancy Ltd . . . . . . . . . . . . . . .33
The Owen Partnership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
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92 Wivenhoe Road, Colchester, Essex CO7 8AG
With over 30 years of experience in the industry, MRM Property Maintenance & Roofing Services has built a successful reputation for being a reliable property maintenance & roofing service.
Operating out of Colchester, Essex, MRM Property Maintenance & Roofing Services offers a wide array of services from general building work (extensions, alterations etc.) to roofing and guttering.
MRM Property Maintenance & Roofing Services is a family run business which always puts the customer first. By offering free quotes and advice with competitive prices, MRM Property Maintenance & Roofing Services receives a lot of work from repeat recommendations in the local area.
We undertake both commercial and domestic work, so please don’t hesitate to get in touch today.
Property Maintenance
General Building
Roofing
Extensions
Alterations
Renovation Works
Patios
Driveways
Fencing
Guttering
Call 01206 826 007 • Mobile: 07930 474 090 E: [email protected] • W: www.mrmproperty-services.co.uk
We cover all areas within a 40 mile radius of Colchester.
M.R.M. PROPERTYMAINTENANCE
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3033279
JAMES HEYS & SONS LTDWASTE PAPER, CARDBOARD AND PLASTICS RECYCLING
James Heys & Sons Ltd has been trading since 1935, and is a family orientated local business offering recycling to a wide variety of clients
throughout the Essex, Kent, London and Suffolk areas.
We purchase all types of paper, cardboard and plastics. We can supply20yd & 40yd roll-on /offs, 35yd compactor bins and curtainsider trailers.
5-11 NORTHWICK CAMP, NORTHWICK ROAD, CANVEY ISLAND, ESSEX SS8 0PS
TEL: 01268 683634 • FAX: 01268 683721EMAIL: [email protected]
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Why choose us?
Because you deserve to be kept as happy as the rest of our customers.
We've been established for over 40 years now, and we have a great reputation with an ever growing number of happy customers.
We like to build more than extensions and loft conversions, and it's important to us that we build a great relationship with you. Our friendly team are always ready to listen to your ideas and take your requirements into account, so that our work meets your needs.
If you're looking for top quality workmanship from reliable, experienced professionals, look no further.
For premier building services in Essex
01255 432 225
What we do
9 Extensions9 Loft Conversions9 Flat Conversions 9 Plans To Completion9 Conservatories9 General building work9 Driveways9 Fencing9 Renovations9 Insurance work9 New Builds
45 Saxmundham Way I Clacton-on-Sea I Essex I CO16 7PDEmail [email protected] 01255 432 225 • Mobile 07931 558672www.g-palmer-and-sons.co.uk
A professional, reliable building service
Ready to work for you!
With a fantastic, versatile range of building services, G J Palmer & sons have everything you need to get the job done.
For extensions, loft conversions and much more, G J Palmer & sons are here to help.
Don't just take our word for it
Put us to the test.
We're always happy to answer any questions that our prospective customers may have about our work or our prices, so please feel free to contact us with any queries you'd like us to answer. We're also happy to give you a no obligation free quotation.
Membership No. 28911
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Chartered Building SurveyorsCorporate Approved InspectorsCDM Co-ordinators
Shore Engineering is able to offer a comprehensive package of services designed to help within the construction industry.
As an Approved Inspector we are licensed to carry out the complete Building Control function on your behalf.
Shore Engineering are Corporate Approved Inspectors offering a professional, efficient and cost effective Building Control service. Our highly qualified and motivated staff will cover any size of project, from minor building works to multi million pound projects.
Our other services include:
• CDM Co-ordinators services • Fire Risk Assessments • Energy calculations • Building surveys
We are able to help whether you are a domestic client or a professional within the industry. Please call us on 01206 230820 or email [email protected] to discuss your requirements.
www.shoreengineering.co.uk
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INTRODUCING COLCHESTER . . . . . . . . . . . . . . . . . . . . .9Tell me about the place, where is it, what’s it like? . . . . . . . . . . . . . . .9
Attracting attention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
A support network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
Building on success . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
PLANNING FOR THE FUTURE . . . . . . . . . . . . . . . . . . . .11Recent changes to the services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11
Our website . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11
Colchester's Local Development Framework/Local Plan system . .11
So how can we make things even better? . . . . . . . . . . . . . . . . . . . . .11
DEVELOPMENT SERVICES . . . . . . . . . . . . . . . . . . . . . .13So what do Development Services do? . . . . . . . . . . . . . . . . . . . . . . .13
Planning Advice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13
Planning Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14
Discharging Planning Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . .16
Commenting on Planning Applications . . . . . . . . . . . . . . . . . . . . . . .17
BUILDING CONTROL . . . . . . . . . . . . . . . . . . . . . . . . . . .19What does the Building Control Service do? . . . . . . . . . . . . . . . . . . .19
Once I’ve got my planning permission, how do I actually go about building my extension or my new house or houses? . . . . . .19
Do I need to wait for planning permission to make a Building Regulation Application? . . . . . . . . . . . . . . . . . . .19
Why use the Council’s Building Control Service? . . . . . . . . . . . . . . .19
More about the Building Regulations . . . . . . . . . . . . . . . . . . . . . . . . .20
Making a Building Regulations Application . . . . . . . . . . . . . . . . . . .20
Full Plans Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20
Building Notice Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21
Regularisation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21
Application Forms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21
Building Control Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
Giving Notice of Building Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
Completion Certificates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
Dangerous Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
To Contact Us . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
PLANNING ENFORCEMENT . . . . . . . . . . . . . . . . . . . . .24What is Planning Enforcement? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
What exactly is a breach of Planning Control? . . . . . . . . . . . . . . . . . .24
So do you enforce against every breach of Planning Control? . . . .25
So you just let people get away with doing what they want then? .25
Who can complain? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25
What information we need when you make a complaint . . . . . . . . .25
What happens to the complaint? . . . . . . . . . . . . . . . . . . . . . . . . . . .25
Prioritising the complaint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25
Confidentiality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25
Additional Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26
Contacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26
CONSERVATION MATTERS . . . . . . . . . . . . . . . . . . . . . .27Listed Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27
Ancient Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28
Conservation Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28
Historic Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
Protected Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
Trees on Development Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
Hedges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
High Hedges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
Dedham Vale Area of Outstanding Natural Beauty (AONB) . . . . . . . . . . . . . . . . . . . . . . . . .30
Urban Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30
Archaeology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30
Contacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30
Landscape Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30
LIST OF CONTACTS IN PLANNING & PLANNING PROJECT TEAMS . . . . . . . . . . . . . . . . . .31
USEFUL PLANNING POLICY WEBSITES . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31
CONTENTS
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3033348
We at Ecohill are providers and installers of solar PV Photovoltaic electric systems. We
pride ourselves on being able to offer some of the best market leading equipment and
technologies, such as the LG and Trina Solar Panels with their 25 year performance
guarantee, SMA and Enphase inverters which also have outstanding guarantees in their
build and performance, which we know is really important. Everyone needs to know the
product they are receiving is of the highest quality. Any system that we install at Ecohill
will produce the best results for your Return on Investment, and naturally, all of this is
available at the most competitive prices on the market.
All our employees are CRB checked for your added peace of mind.
01206 212825 9 www.ecohill.co.uk
TH Companies Ltd, Unit 1, Moat Farm, Colchester, Essex CO3 8ND
Winner of the RECC Installer of the Year Award
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INTRODUCING COLCHESTER
Tell me about the place, where is it, what’s it like?
The Borough of Colchester comprises 324 square kilometresof northern Essex at its border with Suffolk and with acoastline on the North Sea. Whilst dominated by Britain’soldest recorded town, Colchester itself, most of the land area
is rural and includes the smallertowns of Wivenhoe and West
Mersea and 30 villages, of which Tiptree is the largest. Thenorthern part of theBorough is in theDedham Vale Areaof OutstandingNatural Beauty.
It also boasts over2,000 ListedBuildings, 22Conservation Areasand 40 AncientMonuments includingthe longest stretchesof Roman Wall in
the country and thelargest Norman keep in Europe.
Colchester is in a unique gatewayposition, with the ports of Harwichand Felixstowe to the east, andStansted Airport to the west.
On the A12 and the A120, thetown is well linked to Ipswich (18miles), Cambridge (58 miles) andLondon (56 miles) and is only a 40minute train ride away from theOlympic Stadium in Stratford.
The town’s population is approximately 110,000 people,whilst the Borough as a whole houses 181,000 (77,500households). This constitutes a significant rise over theprevious year’s total of 175,500 and is part of a trend that hasseen the Borough’s population grow by 14% over the lastdecade, making Colchester the fastest growing Borough inthe country.
Major employers include the Army, the University of Essex,the NHS, Flakt Woods and the world famous jammanufacturers Wilkin & Sons.
Attracting attentionThe latest figures (CACI 2011) reveal that Colchester ismatching its rivals and is one of the top 50 retail centres inGreat Britain. It is in fact listed as a major centre with over£540 million expenditure, well above other local towns suchas Chelmsford. The CACI figures in 2012 will show we haverisen up the table and with exciting new planned retaildevelopments soon to arrive, the only way is up!
In the Halifax Quality of Life Rankings 2011, Colchesterranked in the top 30 towns across the UK, and has also beenadjudged to be the safest town of its size by REFORM. (See http://reform.co.uk/)
A support network Colchester Borough Council works closely with economicdevelopment partners, such as Essex County Council and the Haven Gateway Partnership and locally with the Chamber of Commerce, Colchester Business EnterpriseAgency, Colchester Retail Business Association (CORBA) and Signpost, assisting with the formation and growth of businesses in the Borough and supporting initiatives to enable people to access work or to increase their skills and employability.
Building on successA successful town like ours still needs to be developed andmaintained. With a growing population comes increased
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demand for housing. Colchester’s thriving businesscommunity meanwhile has ensured several major newdevelopments are underway or proposed in the Borough,including those at Stanway, St Botolph’s, Phase I of theSeveralls Hospital redevelopment, the Garrison RedevelopmentArea and the University of Essex’s Knowledge Gateway. The new North Colchester A12 junction (Junction 28) hasbeen built and is becoming the new northern gateway to the town. It will soon boast an adjacent park & ride facility.Improvements to Junction 26 at Stanway on the west side of Colchester are being planned so you can expect improvedaccessibility from the London side of the town in the near future.
Colchester Borough Council www.colchester.gov.uk
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Ordnance survey digital mapping. Crown copyright. All rights reserved. Colchester Borough Council 100023706 2019 Copyright CeoPerspectives.
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PLANNING FOR THE FUTURE
Recent changes to the servicesAs a result of recent restructuring the Planning Service,including Development Management, Investigation &Enforcement and Land Charges teams now sist within theCouncil’s Professional Services Section. A new CommercialServices group incorporates the Place Strategy team whichcomprises Planning Policy, Transportation Policy, BuildingControl, Planning Projects and Major Developments teams.
Our websiteWe have set out to make our planning and building web pages as helpful as possible and are constantlyimproving their interactivity to make it much more userfriendly and to help you get to the information you needwithout fuss or bother. Our philosophy is to make yourcontact with the planning and building services as light aspossible where possible because your time is precious andwe want you to be able to get what you want when you wantit, where this is deliverable.
Our “Planning on the Map” facility is one of the best in thecountry for letting you find out quickly about planningapplications across the Borough. In just two clicks you canpull up the planning history of any site (where there has beenplanning activity) from our base map. You can read all the keydocuments and see the relevant plans and drawings.
More innovations are planned so drop in regularly.
Colchester's Local DevelopmentFramework/Local Plan system(now transforming into a Local Plan system again after theGovernment’s introduction of the National Planning PolicyFramework (NPPF) in April 2012.)
So how can we make things even better?You may have heard that the Planning system is undergoingchange. The Government has brought in a new documentcalled the National Planning Policy Framework (NPPF) whichaims to simplify matters and could alter the way in whichLocal Authorities make decisions. Where Councils don’t havean up-to-date set of policy documents, life could become abit uncomfortable.
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No need for us to worry though. Colchester has an up-to-date set of documents – a Core Strategy, Site AllocationsDocument, Development Policies and Proposals maps – all adopted between 2008 and 2011. This means that theCouncil can take advantage of the Government’s twelvemonths transitional arrangements wherein the LDF documentsremain the Council’s primary planning documents. TheCouncil will be reviewing its planning policies during 2012-2013 in order to meet the changing Local Plan requirements.
Colchester is ready for the policy challenge that now existsand it has a reputation for being ahead of the curve. We wereone of only eight ‘Frontrunner Authorities” chosen by theGovernment to pilot the Community Infrastructure Levy (CIL)regime in 2011. The Planning Services of the Council sharethe Council’s ambition to be innovative, flexible and fit andready to deliver excellent customer service.
The above documents can be viewed online at the Council’swebsite, www.colchester.gov.uk/planning then click on‘Planning and Transportation Policy’.
Or you can contact our Spatial Policy Team, which isresponsible for the forward planning of the District:
Spatial Policy [email protected]
Transportation Policy [email protected]
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DEVELOPMENT SERVICES
So what do Development Services do?Mainly the following……….
1. Planning Advice2. Planning Applications3. Building Control4. Planning Enforcement5. Conservation Matters6. Urban Design, Trees & Landscape7. Archaeology as part of the planning process
1. Planning adviceAdvice? Great! Do I need Planning permission? Will I get permission? How do I apply?’
First things first. Let’s find out if you even need permission.
How do I do that?
We recommend that you look at the Planning Portal onwww.planningportal.gov.uk This helpful website now containsan easy to use ‘interactive house’ illustrating all the types ofplanning developments that may require Planning Permission.
What if my enquiry isn’t about a house?
Fair point, Planning is about more than houses. For othermatters, advice is also available from the Department forCommunities and Local Government. For an extensive rangeof planning brochures and guidelines telling you what doesand does not require Planning permission, visit their website at: www.communities.gov.uk You may also wish tocall our Customer Service Centre on (01206) 282222.
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OK, so I need permission. But I don’t want to spendmoney on an application if it’s going to be refused. Can you guarantee that I’ll get permission?
Unfortunately nothing is guaranteed, but what you could dois submit a Preliminary Enquiry (PE).
A PE is a request for an informal opinion as to the likelysuccess of an application as well as advice on what we wouldbe considering in determining it and what might make itmore acceptable. We can offer you a written response, and ameeting or series of meetings if required. This does carry afee of course. Take a look at our website to find out more at:www.colchester.gov.uk/planning and click on ‘PlanningApplication Guidance and Advice’.
2. Planning ApplicationsOnce I’ve done all of that, how do I actually submit aPlanning application?
There are two ways of doing it; either you can go to ourPlanning page at www.colchester.gov.uk/planning click on‘Planning Applications’ and print forms off which you fill inand send to us, OR you can enter your information straightinto the national Planning Portal at www.planningportal.gov.ukand submit online - it could not be easier!
The forms (known as “1APP forms”) are the same across thecountry; make sure you choose the right one though, thereare different types for householder applications and largerapplications as well as for Listed Buildings, advertisementsand others.
Is that all I have to do then, just fill in a form?
No, there are one or two other bits and pieces. You’ll need alocation map, plus drawings of the proposal. Depending onthe type of application you might also need various otherdocuments, statements and the like. This is where it gets abit complicated.
Generally, with a householder application though, (outside ofa Conservation Area), the above will be enough (although iftrees are affected, for example, you might need to supplymore information ).
For other applications (for new houses and buildings, oralteration/extension to a business premises for example) youwill require something called a “Design and AccessStatement” which should demonstrate that the application isbased on a thoughtful design process and a sustainableapproach to access.
There could be lots of other things to consider, especially onlarger applications - like contamination surveys, seweragearrangements and so much more. It would be pointless tolist them all here, so we suggest you go back to our formspage and look at the “validation checklist” which is next tothe application form.
What happens once you’ve got my application?
Once the application has been validated (and if for somereason it isn’t valid, we’ll let you know ASAP) we’ll put it ontoour website and consult all close neighbours and interestedparties, plus people like the Highway Authority, theEnvironment Agency or the Parish Council where applicable.The consultation period is 21 days for most of these,although some take a little longer. These consultees, alongwith anyone else, may comment on the application (fordetails of how this is done see “Commenting on a PlanningApplication” – on page 17).
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We will visit each application site and assess all proposals inthe context of any responses received from other parties. ThePlanning Officer will respond to requests about how yourapplication is progressing, and tell you whether the proposalhas to be considered by Councillors or whether the Head ofService can determine it. We will advise on any suggestedamendments, and will determine your application withineight weeks.
If your application is refused, or if we place a condition on itthat you do not agree with, you have the right to appeal tothe Secretary of State. We will then need to make our caseto the Secretary of State who will decide whether to dismissor uphold your appeal.
That all seems quite straightforward, but my application isactually quite a large and complex one, what happens then?
Well, the application is effectively dealt with in the same way,but there are three differences. For
“Major” applications (10 or morehouses, or applications of
more than 1,000 squaremetres) the Council
operates a DevelopmentTeam approach whereby
all such planning
applications (and, in fact all PEs of that size) are presented toand considered on a fortnightly basis by, a representative ofevery service of the Council, a representative from thePrimary Care Trust (PCT) and relevant Essex County Councilservice representatives (Highways & Education). This teamprovides an early response in terms of what communityinfrastructure is required to properly and reasonably mitigatethe impact of the proposed development. This is then dealtwith by what is called a “Section 106” legal agreement.
The second difference is that it could take up to 13 weeks todetermine the application.
The final difference is, if your applicationis really complicated, then we stronglyadvise you enter into a PlanningPerformance Agreement.
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What’s a Planning Performance Agreement?
This is an arrangement that the Planning Service encouragesdevelopers wishing to submit major development proposalsto enter into. It begins with extensive pre-applicationnegotiations and constitutes a project managed approach topreparing and making the planning application. This followsthrough during the application itself and includes anextended timetable to iron out any difficulties before theapplication is then finally determined, without being tied tothe usual 13 week deadline (of course, this is not a guaranteeof a positive outcome).
We have already undertaken over 30 PPAs, and the Servicehopes to encourage more and more developers to sign theseagreements with us in order to ensure that you receive thebest possible service and that developments are of thehighest quality. Forms and fees can be found atwww.colchester.gov.uk/planning click on ‘PlanningApplication Guidance and Advice’ then look for ‘PlanningPerformance Agreements (PPAs)’.
So does my application get decided by the Planning Committee?
Not usually, from over 2,000 applications last year only about150 ended up at Committee. The only items which go are
those which are against policy, have been called-in by aBorough Councillor, major applications which have beenobjected to, or some with Section 106 issues. Also – if theapplicant works for the Council or is a Councillor, or if it’s the Council’s own application – then this must go toCommittee too.
Our Committee meets on a two-weekly basis at ColchesterTown Hall, and the applicant, or agent, or one othersupporter can address the Committee at the meeting forthree minutes, as can one objector.
So I’ve got my permission, great! Is that it then?
Not quite.
Discharging Planning Conditions Most Planning permissions will have conditions attached toregulate certain aspects of an approved scheme (the type ofwindow, or hours of use, for example). Without conditions itis possible that Planning Permission would not have beengranted to start with.
Conditions can also add the finishing touches to a scheme bymaking it more attractive, adding value and making it moremarketable so everyone (you and the wider community) benefits.
So how do I go about discharging conditions?
Identify conditions that require you to submit further detailsor information, and when these have to be complied with.You must then use the National Standard Planning ApplicationForm available on our website (www.colchester.gov.uk/planning)click on ‘Planning Application Guidance and Advice’ thenclick on ‘Discharging Planning Conditions’. Please ensurethat the information submitted is comprehensive and meetsthe requirements of the condition.
You must complete the form fully and submit it with theappropriate fee to Colchester Borough Council: £28 persubmission in the case of a householder planning applicationand £97 in any other case, though please check as the feesmay be subject to change.
Colchester Borough Council www.colchester.gov.uk
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The council will reject submissions for condition compliancewhere the details are inadequate. Therefore you should readthe condition and reason carefully and in full, prior to thesubmission. If you are unclear about what is required, pleaseseek advice from your agent or the Case Officer who dealtwith your application.
The Council can only offer general advice on these pointsand cannot be regarded as a free consultancy service fundedat public expense. You are urged to seek advice from youragent or other specialist where appropriate.
When should I submit the information?
Please do not leave the discharge of conditions until the last moment. Allow adequate time for the Council to respondto your request to discharge, as we may need to seekspecialist advice.
The first condition will usually limit the length of time that thepermission is valid; if work is not started within this time(normally three years) the permission will lapse and you donot need to submit details to discharge this. However pleasenote that some conditions must be complied with before adevelopment is started, some regulate how the work isundertaken, and others require actions before a building isoccupied. Certain conditions will regulate how the completeddevelopment is to be used or control possible changes in thefuture. Consult with your advisors how best to comply withthose conditions.
How long does it take for the condition to be discharged?
Provided that the submission for condition compliance ismade correctly and the application can be dealt with by the Case Officer without consulting a third party, it willnormally be processed within 14 days (two weeks) of the date of receipt. However, if the Case Officer needs toconsult with another service of the Council or externalagencies such as the Highway Authority or EnvironmentAgency, the planning authority has up to 12 weeks fromsubmission to respond. If the request to dischargecondition(s) has not been dealt with by the 12-week date,i.e. if no condition has been discharged or part-discharged,your fee will be refunded.
Remember, if you are unhappy about any of the conditionsimposed, you can challenge them at appeal, but you must dothis within 6 months of the date of the decision.
What happens if I don’t comply with the conditions?
You must comply with all the conditions! If you don’t you couldinvalidate your permission and open yourself up to legal action.See section 4 of this guide on Enforcement, on page 24.
I’m not the applicant! I just want to say what I think about a proposal:
Commenting on Planning ApplicationsAt Colchester Borough Council we seek to make sure thatpeople affected are aware of planning proposals and how tomake their views known.
As already stated, for every Planning application,neighbouring and other interested parties will be consultedand each application will appear on our website. On largeror more complex schemes we also publicise the proposal inthe local press and put up notices near the site. Anyconsultee or party may comment.
Copies of plans can be viewed online atwww.colchester.gov.uk/planning then click on ‘PlanningApplications’ or on screens in the Customer Service Centre inthe High Street, Colchester.
Comments can submitted electronically via the above webaddress then click on ‘Planning Applications’ followed by ‘and‘Commenting on a Planning Application’’, or sent by post. Allcomments are taken into consideration when assessing ascheme, along with national and local planning policies.
What happens with the comments I make?
The planning officer who is dealing with the relevant planningapplication will read your submission and will carefully thinkabout your points and whether they relate to valid planningconsiderations. He/she will then consider whether anychanges to the proposal are warranted as a result of yoursubmission. If they are he/she will contact the applicant/agent to discuss the nature of the changes required. We may
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notify you again if the discussion results in the submission ofsignificant changes to the scheme.
I do not understand the reference to ‘valid planning considerations’ - that sounds like jargon – can you please explain?
Despite what you may think, the Planning System operateswithin a ‘quasi-judicial’ (ie: similar to the principles of a Courtof Law) and it can seem overly formal and complicated - that’s because applications are considered on their individualmerits after having had regard to all relevant information. You can easily see how this resembles a judge & jury hearingall the evidence of a case and then reaching a verdict.
All local authorities have to have regard to the fact that over the years certain issues have been deemed to sit outside of the planning system and therefore cannot betaken into account by Councils when they are consideringplanning applications.
What are the main examples of issues that are NOT validplanning considerations?
• Land ownership including private property rights,boundary or access disputes
• Effects on property values
• Restrictive covenants
• Loss of a private view
• Identity of the applicant, their personality or previoushistory, or a developer’s motives
• Competition
• The possibility of a “better site” or “better use”
• Anything covered by other legislation
So what does that leave?
Actually a great deal, including:-
• Failure to comply with planning policy in such a way as to result in unacceptable harm that could not bereasonably mitigated
• Design, appearance and layout
• Impact on residential amenity, including potential loss ofoutlook, smell, nuisance, loss of sunlight, overshadowing,loss of privacy
• Adverse impact on trees, listed buildings and/or conservation areas
• Highway safety and traffic
• Health & safety
• Crime and fear of crime
• Economic impact – job creation, employment market and prosperity
Things you should know about the comments you make
When you make your comment/s on a planning applicationwe will publish it/them on our website for all to see. Youshould submit your comment/s on the basis that nothing willordinarily be treated as confidential.
Our rules to help you
We have published our “House Rules” which set out which of your comments we will publish on our publicly viewablepages as well as some useful guidance about what wouldresult in your comments not being published and not beingtaken into account. These can be viewed at:- www.colchester.gov.uk > Planning and building > House Rules pdf link in introductory paragraph.
Colchester Borough Council www.colchester.gov.uk
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BUILDING CONTROL
What does the Building Control Service do?The Building Control Team plays a vital role in managing thestatutory Building Regulations system. Building Regulationsapply in England & Wales and promote standards for mostaspects of a building’s construction, energy efficiency and the needs of all people, including those with disabilities, in accessing and moving around buildings.
Once I’ve got my planning permission, how do Iactually go about building my extension or my newhouse or houses?Well, your builder will be doing all that of course, but theycan’t just plough on and begin without getting the BuildingRegs sorted out. Our Building Control section can help youwith that.
Do I need to wait for planning permission to make a Building Regulation Application?NO - but where you need Building Regulation approval andplanning permission you may wish to ensure that you cansecure a planning permission before incurring the additionalexpense of securing Building Regulations approval.
Why use the Council’s Building Control Service?We are proud of our excellent reputation for deliveringoutstanding service based on a combination of the traditionalvalues of public service, independence and accountabilitywith a modern flexible approach to ensure the smoothprogress of any project be it large or small.
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Our aim is to help users of the service to achieve compliancewith the Building Regulations in the most cost effectivemanner whilst maintaining their original design concept. To this end we are happy to provide free pre-submissionadvice and work with you to develop your scheme, which with larger projects can result in considerable cost savings.We have close links with other Local Authority servicesincluding Essex County Fire and Rescue and are able to offer the development team approach which is unique to Local Authority Building Control.
Applications once submitted are generally examined andamendment notifications dispatched within 5 days of validation.
Our team of surveyors is able to provide a prompt andefficient service due to their close proximity to all projectswithin the Borough, coupled with their unparalleled local knowledge.
Only Local Authority Building Control has the legal powers to prosecute those who fail to comply with the requirementsof the Building Regulations.
The section also deals with notifications of demolitions,dangerous structures and sits on the Safety Advisory Groupof the Weston Homes Community Stadium.
To find out more about how we can help you take a look atour website, www.colchester.gov.uk > Planning and Building >Building Control > Overview of Building Control
More about the Building RegulationsMost building work requires consent under the BuildingRegulations. These Regulations should not be confused withPlanning Permission, which is a quite separate matter. If yousuccessfully obtain Planning Permission it does not mean youwill automatically gain permission or approval from BuildingControl. For further information on when Building Regulationconsent is necessary, please refer to the Communities andLocal Government's 'Building Regulations ExplanatoryBooklet' on their website: www.planningportal.gov.uk/buildingregulations/goodpractice/booklet
Making a Building Regulation Application There are three ways to make a Building Regulation application:
• Full Plans Application
• Building Notice Application
• Regularisation Application
Full Plans ApplicationsUse a Full Plans Application if you are in any doubt overtechnical aspects of the Building Regulations. You mustdeposit a Full Plans Application for all works involving:
• Commercial premises
• Assembly buildings
• Factories
• Other buildings where there are likely to be implicationsinvolving 'means of escape' from fire, e.g. flats withcommon escape routes
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• The erection of a building over or near a public sewer.
• The erection of a building fronting onto a private street.
You will need to submit: • Two copies of the application form
• Two sets of plans drawn to a suitable scale detailing theproposal and showing sections, layout plans, elevationsand a site plan. In addition, you will need to specify the form of construction, materials to be used, and theposition of boundaries [where the Regulatory Reform (Fire Safety) Order 2005 applies three copies of the plansare required].
The Council has five weeks from the date of deposit todecide the application unless you have agreed to extend thisperiod to two months. If your application does not have allthe necessary information, or does not meet therequirements of the Building Regulations, we will contactyou and advise you of any amendments required. Once wereceive these amendments and the application is consideredto comply with the Regulations (subject to the receipt of anystatutory consultation carried out), we will issue a Notice ofPassing of Plans (Approval Notice). If it is not possible toagree the necessary amendments, we will have to issue aNotice of Rejection of Plans.
Building Notice Applications
This is a simplified procedure but is only available for a limited range of small projects of a domestic nature. BuildingControl staff can advise you what types of work can beapplied for in this way. If you are in any doubt over technicalaspects of the Building Regulations it is suggested that a FullPlans application is submitted.
You should submit:
• The application form
• The site plan showing the location of buildings and extensions and their overall dimensions, and the site boundaries.
The Council may require plans, calculations or other detailsnecessary to establish that the work complies with BuildingRegulations. A Notice of the Passing of Plans will not beissued under this procedure. It is very important to note thisfact as Building Societies, Banks and Solicitors frequentlyrequire copies of Approval Notices. If one is likely to berequired, you should use the Full Plans procedure.
This procedure cannot be used if the building or work fallswithin the Regulatory Reform (Fire Safety) Order 2005 orinvolves the erection of a building over or near a public sewer or fronting onto a private street.
Regularisation
In certain circumstances, if unauthorised works are found theCouncil can enter an agreement with the appropriate responsibleperson to regularise the situation. You may submit a RegularisationApplication for works carried out without permission since 11November 1985. Details of the procedure for doing this canbe obtained from Building Control.
Application Forms
For all types of application the standard application form canbe downloaded as a pdf from: http://www.colchester.gov.uk/article/2529/Building-Control-Application-Forms
Colchester Borough Council www.colchester.gov.uk
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Building Control Charges All Building Regulation applications are subject to charges.The charge and when payments are made depends on thefollowing circumstances:
1. The type of application you make.
• With a Full Plans Application, the plan charge mustaccompany the form and plans.
• With a Building Notice, the payment must be made whenyou submit the notice.
• With a Regularisation Certificate, the payment must bemade when you submit the form and plans.
2. Your work may be exempt from charges.
• If the works are solely for people with disabilities. A letterfrom a doctor or social services would be needed.
3. The charge will depend on the type of works you intend tocarry out. For a list of the Council’s charges andaccompanying guidance notes see:http://www.colchester.gov.uk/article/2529/Building-Control-Application-Forms
4. The inspection charge to a Full Plans Application willbecome due following the first inspection by our surveyor,unless paid at time of submission. This charge is theapplicant's responsibility unless confirmed otherwise. Pleasenote all re-submissions or refused applications will not requirea plan charge if the works are similar.
Giving Notice of Building Work Building work can start only after the Council has received 48hours Notice. Once you have started work, you must giveBuilding Control notice for a number of the different stagesof the work. The period of Notice varies from 1 day to 5 daysdepending on which stage it is (Saturdays, Sundays andpublic holidays are excluded).
When the Council issues the Notice of Passing of Plans oracknowledges the receipt of a Building Notice, you will beissued with a Service Plan which identifies the stages of thework where an inspection notification should be given. Once notification has been received, a Building ControlSurveyor will visit the site and inspect the works carried out.Notices can be given by telephone or e-mail.
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Completion Certificates You should also inform Building Control when work has beencompleted. This is so that a final inspection can be made. Ifwe are satisfied that the building has been built to therequired standards we will issue a Completion Certificate.This is your assurance that your building is considered to bereasonably compliant with the Building Regulations. ACompletion Certificate will normally be requested by BuildingSocieties, Banks and Solicitors when a property is sold.
Dangerous StructuresIf you have any concerns about the safety of any structure, forexample, a building, a wall, a fence, or loose roof tiles, youshould report it to the Building Control Office.
To report a dangerous structure please contact us on 01206282436 (during normal office hours). For emergency situationsout of office hours you will be directed to the Council’sHelpline service.
To Contact Us For further information please telephone our Building Control Office on 01206 282436 or email: [email protected]
Alternatively you can write to us at: Building Control Environmental and Protective ServicesRowan House33 Sheepen RoadColchester CO3 3WG
Colchester Borough Council www.colchester.gov.uk
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PLANNING ENFORCEMENT
What is Planning Enforcement? Planning Enforcement comprises the investigation of possiblebreaches of planning control, the resolution of issues raised,and - when appropriate - the taking of enforcement actionwhich could include the service of notices, direct action and,ultimately, prosecution.
What exactly is a breachof Planning Control?A breach of planning control is defined in the Town andCountry Planning Act 1990 as ‘the carrying out ofdevelopment without the required planning permission, orfailing to comply with any condition or limitation subject towhich planning permission has been granted’. Such breachescould include:
• Building work, engineering operations andchanges of use that are carried out withoutplanning permission
• Development that has planning permission but is not carried out in accordance with theapproved plans
• Failure to comply with conditions or the terms of a legal agreement attached to apermission or consent
• Demolition in Conservation Areas, withoutConservation Area Consent
• Works carried out to a listed building, withoutListed Building Consent being granted
• Removal of, or works carried out to, protectedtrees and hedgerows without consent beinggranted or proper notification given
• Advertisements which are being displayedwithout consent.
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And while we’re on the subject, here are somethings that are not dealt with by PlanningEnforcement: • Neighbour disputes • Land ownership disputes• Boundary disputes• Mineral and waste complaints
So do you enforce against every breach of Planning control?We certainly investigate every breach which is reported to us(about half of which turn out not to be breaches), butEnforcement action can only be taken where there has beenharm caused to amenity (public or private). In general it isnot a criminal offence to carry out development that shouldhave first been the subject of planning permission (although itis an offence to carry out unauthorised works on Listed Buildings,or to display advertisements which do not have consent).
In 1998 the Government, in consultation with business, localauthorities and other interested parties, produced a Concordatsetting out the Principles of Good Enforcement Practice.
Colchester Borough Council signed up to the Concordat inJune 1998 and the Strategy we have produced is fully in linewith principles of good enforcement.
The vast majority of breaches of planning control are resolvedinformally and by negotiation with the owner or occupier ofthe land.
So you just let people get away with doing whatthey want then?Of course not, but sometimes the breach is so minor and noharm is caused, so it would not be in the public interest tocontinue with it. You may be interested to know, however,that in 2011 we served about 60 notices and carried outseveral prosecutions.
Who can complain?Complaints can be made by anyone - including residents,
businesses, Councillors, Parish and Town Councils. Allcomplaints should be made via our online facility. An onlinecomplaint form is available on our website. Just go toPlanning Investigations and Enforcement, Breach of PlanningControl and Complaints.
What information we need when you make a complaint• We will need the precise location of the site
or property to which the complaint relates
• The exact nature of concern i.e. the potential breach of planning control
• An indication of any harm caused/being caused
• If possible, the identity of the person/ organisation responsible
• The date and/or time the breach began
• We also need your address, for correspondence (an emailaddress is not enough). PLEASE NOTE – Anonymouscomplaints will not normally be investigated.
What happens to the complaint? • We will acknowledge receipt of your complaint within 3
working days
• Your complaint will be given a priority classification and an investigation will be carried out in accordance with thetimescales for dealing with different types of complaint.(See the strategy for further details)
Prioritising the complaint Some complaints will be more urgent than others and thesewill need to be given higher priority. An initial investigationwill be carried out in accordance with the priority allocated tothe complaint.
You will be notified of our findings and what action, if any, wepropose to take.
Confidentiality All investigations are carried out on a strictly confidentialbasis and the complainant's details will not be revealed bythe Investigating Officers. On serious breaches of planning
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control, which warrant prosecution, or which result in anappeal, the complainant may be invited to give a witnessstatement if their evidence is considered crucial. Suchoccasions are rare and involvement is on a voluntary basis.
Additional InformationInvestigations may be complex and time consuming and sowe will provide updates at intervals as to progress. We mayalso require additional information from you relating to thebreach of planning control, for example a diary of events.
We aim to complete 60% of our investigations within three months.
Please Note: Dealing with enforcement complaints can sometimes be alengthy and complex process. Investigations may need to becarried out e.g. inspection of the Council's records, interviewswith the alleged contravenor(s), the complainant(s),neighbours(s) and liaison with other agencies, to assesswhether there has been a breach of planning or ListedBuilding Control. Where a breach of control has taken placethe harm will then have to be assessed. If enforcementaction is taken there is often a right of appeal. The time takenfor a satisfactory resolution can vary considerably from onecomplaint to another. Investigation Officers will alwaysendeavour to deal with complaints as efficiently as possiblewhilst working within legislation.
Failure to comply with conditions can lead to the service of aBreach of Condition Notice (BCN) with a maximum fine of£1,000 and against which there is no appeal.
Failure to discharge conditions correctly can also invalidate aPlanning Permission, rendering the site without benefit ofconsent. For example, starting work on site withoutcomplying with the pre-conditions may render yourpermission null and void and can lead to enforcement actionand possible criminal sanctions.
This would then mean you would have to reapply forPlanning Permission, possibly attracting a further planning feeand potentially other financial penalties, such as acontribution to a new Section 106 Agreement. It is possible
that depending on the planning policy context, thedevelopment may not be approved the second time around.The delay may result in a lost sale, as the absence of a formalpermission would be declared on any local land chargesearch. Following the correct procedure and complying withall the conditions at the right time within the developmentprocess will satisfactorily answer any Local Land ChargeSearch or enquiry by a solicitor, as the file will contain theexchanges of correspondence.
If you consult any other person or agency directly, forexample, the Building Control service, Highway Authority orthe Environment Agency, seeking pre-discharge advice onwhether your proposals to meet the terms of a conditionwould be acceptable, you are advised that until the Council'sPlanning Service has been formally notified in writing by youand has subsequently provided written approval of detailsconcerned, the condition is not discharged.
The Council will check if conditions have been dischargedand also inspect sites to ensure development is incompliance with the permission granted.
Contacts For further information please telephone our CustomerService Centre on 01206 282424 or email us on:[email protected]
Alternatively you can write to us at: Environmental & Protective Services,Planning Service, 33 Sheepen Road, Colchester CO3 3WG.
The Planning Service is now based at Rowan House, SheepenRoad. General visitors are directed to the Colchester CouncilCustomer Service Centre at Angel Court, High Street,Colchester. Meetings with officers of the Planning Service atRowan House are by appointment only.
Colchester Borough Council www.colchester.gov.uk
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CONSERVATION MATTERS
It certainly does! Our Planning Project Team team givesadvice to developers and individuals on landscaping, designand conservation matters. We also provide advice on thelegislation of trees protected by tree preservation orders andtrees within conservation areas, as well as protectedhedgerows within the rural environment.
With 2,000 Listed Buildings, 40 Ancient Monuments and 22Conservation Areas, the Borough is crammed with historicalinterest from Celtic earthworks through Roman remains,Saxon, Norman, Medieval, Tudor, Stuart and Jacobeanbuildings right up to the Georgian and Victorian eras and tothe present day. That’s not forgetting the four historic parkswe boast, protected lanes and close on 1,000 protectedtrees, Sites of Special Scientific Interest – and of course theDedham Vale Area of Outstanding Natural Beauty. Let’s takea quick walk through some of these.
Listed BuildingsA Listed Building is a building of special Architectural orHistoric Interest as defined by the Secretary of State forCulture Media and Sport. Lists are compiled for each LocalAuthority area in the country. There are three grades oflisting, with Grade I & Grade II being buildings of outstandingarchitectural or historic interest. The majority of ListedBuildings are Grade II.
Under the Planning (Listed Buildings and Conservation Areas) Act 1990 it is a criminal offence to demolish, alter or extend a Listed Building without consent. There can be severe penalties for both the person whocommissions and carries out the work.
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Before contemplating any development or work that involvesa Listed Building it is advisable to contact ColchesterBorough Council for general advice. If you are intending todo works please appoint a specialist who can submit yourListed Building Preliminary Enquiry or application to thestandards required. For more information please call ourCustomer Service Centre on 01206 282424.
Ancient MonumentsThese range from magnificent structures like ColchesterCastle or the Town Wall, through to remains like the earliestknown Roman Church, to earthworks such as the Iron Agefortifications to the west of the town.
Like Listed Buildings, these are protected, and you will need consent to carry out works on or near to them. If you have any questions, please go to http://www.english-heritage.org.uk/
Conservation AreasConservation Areas are areas of special architectural orhistoric interest that it is desirable to preserve or enhance.
The Council has specific planning policies withinConservation Areas to ensure that their character is notspoiled and ensuring important features are conserved. Theintention is not that Conservation Areas can never change,but to ensure the main features are conserved and newdevelopment contributes positively.
Applicants should be aware of three key differences in aConservation Area:
• Permission is required for demolition of a building or wall;
• Changes to buildings (extensions, external alterations,including cladding or satellite dishes facing the road)which might otherwise have been Permitted Development,might well require Planning permission.
• The Council must receive at least 6 weeks written notice ofthe intention to carry out works to most trees in aConservation Area.
Colchester Borough Council www.colchester.gov.uk
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A young couple relax in the Castle Park in front of Colchester Castle
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Historic ParksThe Register of Historic Parks and Gardens of special historicinterest in England provides a listing and classification systemfor historic parks and gardens similar to that used for ListedBuildings. The register is managed by English Heritage underthe provisions of the National Heritage Act 1983.
Colchester boasts four of these – Castle Park, Wivenhoe Park,Layer Marney and Severalls. For more information look onwww.english-heritage.org.uk
Protected TreesTrees play a vital role in Colchester’s natural environment byproviding shelter, screening and homes for many types ofwildlife. As a result Colchester Borough Council can protecttrees from damage or removal through Tree Preservation
Orders (TPOs). It is an offence to prune, fell or remove aprotected tree without the Council’s permission. Any work ona tree protected by a TPO must be applied for to the Councilin writing.
Trees in Conservation Areas, and those in the curtilage of Listed Buildings are similarly protected.
Even if trees are not protected, you may need to obtain a felling licence. This applies if the number of trees cut
exceeds a specified amount. Further information on fellinglicences is available from the Forestry Authority.
Trees on Development SitesLocal authorities have a duty to ensure that trees are
adequately protected during building work. When granting planning permission for developments, Colchester Borough Council may ensure provision is
made for the preservation and planting of trees byimposing conditions and making Tree Preservation Orders.For more information, please contact 01206 282469 (am) or01206 282424 (pm).
HedgesOn agricultural land, hedges are protected under ‘TheHedgerow Regulations’. Colchester Borough Council mustreceive written notice before removal of any hedge onagricultural land can be permitted. For more information,please contact 01206 282424.
And while we’re on the subject of hedges (it’s not aConservation issue, but it does belong here with all the othertree and hedge matters)......
High HedgesIn urban areas the Council has powers to deal withcomplaints provided that the hedge is:
• Comprised wholly or predominantly of two or moreevergreen or semi evergreen trees or shrubs
• Over 2 metres high
• Acting as a barrier to light or access
Colchester Borough Council www.colchester.gov.uk
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• Adversely affecting the complainant’s reasonableenjoyment of their property.
Complaining to the Council should only be a last resort if adispute cannot be resolved. The Council can refuse tointervene if it considers not everything has been done tosettle a dispute.
Leaflets and further information on high hedges are availablefrom Colchester Borough Council and from the Communitiesand Local Government’s website, (search for ‘high hedges’ onwww.communities.gov.uk).
Dedham Vale Area of Outstanding Natural Beauty (AONB) Described as an exceptional example of a lowland rivervalley, with undulating slopes which fall gently to the slow-flowing, meandering River Stour, Dedham Vale incorporatesan area of south Suffolk and north Essex. In the Borough ofColchester, the parishes of Wormingford, Mount Bures, LittleHorkesley, Great Horkesley, Boxted, Langham and of courseDedham are within the AONB and as such enjoy extra levelsof protection. For advice on what you can and can’t do in anAONB please consult the website www.aonb.org.uk
As part of Colchester Borough Council’s ongoingcommitment to this special area, it supports and helps tofund the work of the Dedham Vale AONB and Stour ValleyProject. The Project works with local landowners,communities and partner organisations to help enhance theenvironmental and cultural qualities of the Stour Valley.
For more information visit: www.dedhamvalestourvalley.org
URBAN DESIGNThe Council expects applications to achieve the highestdesign standards to be achieved by applicants and we areproud of the fact that we have our own urban design team tohelp ensure that only those developments that achieve a highstandard get planning permission. Urban design is not justabout buildings but how buildings, spaces, people andactivity are successfully blended to create wonderful newenvironments where people want to live, work and visit.
ARCHAEOLOGYColchester enjoys a significantly rich and diversearchaeological heritage which reflects the town’s historicalimportance over more than two thousand years. It isparticularly outstanding in national and international terms forthe Late Iron Age and Roman periods.
We have produced guidance for those of you who wish tocarry out development in archaeologically sensitive parts ofthe Borough. It sets out the methods and approaches whichColchester Borough Council identifies as essential forachieving the required level of archaeological preservation inany new development. Once again our website is the placeto go, www.colchester.gov.uk > Planning and Building >archaeology and the planning process
Contacts For further information on Conservation, please telephoneour Customer Service Centre on 01206 282424 or contact usby email at [email protected] Alternatively you can write to us at: Colchester Borough Council,Environmental and Protective Services, 33 Sheepen Road, Colchester, CO3 3WG
For further information on street trees on Council land pleasetelephone: 01206 282905 or write to: Leisure Services, Colchester Borough Council, 33 Sheepen Road, Colchester CO3 3WG
Landscape Proposals The Council offer guidelines for developers that need tosubmit landscape/planting proposals in relation to satisfyingplanning conditions. These are available on its website at: http://www.colchester.gov.uk/Info_page_two_pic_2_det.asp?art_id=956&sec_id=506
Colchester Borough Council www.colchester.gov.uk
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LIST OF CONTACTS IN PLANNING & PLANNING PROJECT TEAMS
For further information please telephone our CustomerService Centre on 01206 282424 or email us [email protected] Alternatively you canwrite to us at:Environmental and Protective Services, Planning Service,33 Sheepen Road, Colchester CO3 3WG
Development Services Manager(responsible for the Planning and Building Control Service)[email protected]
Planning Manager (development management, planning applications, advice and appeals)[email protected]
Building Control [email protected]
Planning (Projects) (largescale major applications, urbandesign/conservation/landscape & trees)[email protected]
Customer and Business Services Manager (customer service,website issues and admin)[email protected]
Planning Enforcement [email protected]
Planning Contributions Officer (Section 106 Agreements)[email protected]
USEFUL PLANNING POLICY WEBSITES
Below are a few of the most useful links relating to Planning Policy.
Department for Communities and Local Government:www.communities.gov.uk/planningandbuilding
Planning Officers Society: www.planningofficers.org.uk
The Planning Portal:www.planningportal.gov.uk
The Planning Inspectorate: www.planning-inspectorate.gov.uk
Royal Town Planning Institute:www.rtpi.org.uk
Colchester Borough Council www.colchester.gov.uk
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3232
3033114
Design & Development Consultancy
D Specialising in Home Conversions, Alterations and New Homes. D Creative ideas to improve on design and space.D Plans drawn for planning and building regulation submissions.
T: 01255 675376 W: www.design-development.co.ukE: [email protected]
Design & Development ConsultancyHerringbone, Harold Way, Frinton on Sea, Essex CO13 9BA Est. 1992
3033537
S.E.P. PaintersFor all your Painting & DecoratingNew Build to Period Property
Window refurbishment & property renovation our speciality
First class service with competitive pricing
• Dulux & ICI Accredited• City & Guilds• CSCS Qualified
Call Andy for Free Estimates07748 800701 / 01787 375824www.seppainters.co.uk • email: [email protected]
3033148
www.colnecontracts.co.ukwww.colnecontracts.co.ukwww.colnecontracts.co.uk
Machine laying now available
Private & Commercial Work Undertaken
01787 222030 01787 222093
Chalkney Mill, Colchester Road, Earls Colne, Essex
CONTRACTS LTD.
Mobile:07771 628305
DRIVEWAY, ROAD & CAR-PARK SPECIALISTS
TARMACHOT TAR & SHINGLEASPHALTSURFACINGCONCRETINGPATHS AND PATIOS
imagine…Your business hereOutshine the competition! Showcase your business now.
Advertising Sales • Database Copy • Images • Maps • Design •Proof, Print, Deliver • cd/web
Burrows produce printed publications, Internet sites and applications, databases, software and electronic publications for major public and private organisations throughout the United Kingdom. Our unique selling point is that we are able to subsidise part or all of the costs of our service through the sales of advertising.
For details to secure advertising space in the next edition, please contact the publisher.
Burrows Communications Ltd • t: 020 8773 3000 • w: [email protected]
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3033115
TIMBER FRAMED BUILDINGS3 Fennell Close • Tiptree • Essex CO5 0TF
Telephone 01621 816643 Mobile 07973 926960 Fax 01621 818275
• Traditional Oak Framing• Cart Lodges• Out Buildings• Bespoke Designs
3033167
The HTTC Ltd.The HTTC Ltd.The Highway Traffic & Transport Consultancy Limited EXPERT SPECIALIST ADVICE ON THE HIGHWAY ASPECTS OF YOUR PLANNING APPLICATION
• Transport Assessments, Transport Statements and highway reports.
• Adviser to planners, architects, engineers, solicitors, surveyors, councils, landowners & local interest groups, and all parties involved with planning submissions and development proposals.
• Travel plans, including, school, workplace, and residential travel plans.
• Advice on the reasonableness of highway recommendations & refusal reasons.
• Expert witness evidence provided for planning appeals, Local PLan hearings and roads inquiries, whether they are dealt with by written representations, informal hearings, or public inquiries.
Director - Keith A. Berriman - I.Eng., FIET, FIHE, FCIHT, CMILT
Nearly 40 years’ successful experience in this specialist field of work, dealing with all development types and sizes.
The HTTC Ltd.The HTTC Ltd. tel 01621 818505 • e-mail [email protected] • www.the-httc.co.uk
3033566
www.percivalcontracts.co.uk
• Interior & Exterior Decorating• Painting Wall Coverings• Multicolour Spraying• Hygienic Cleaning• Property Maintenance• Thermoplastic Application
With over 20 years’ specialist trade experience in industrial,domestic and commercial decorating. Our services include:
Tel: 01206 299 290Email: [email protected]
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3033527
Phone: 01473 311778 - 07931104216www.jmaconstruction.co.uk
JMACONSTRUCTION
Extensions - Renovations - New BuildsCeramic Wall and Floor TilingWindows & Conservatories
Property MaintenanceAll General Building Work Undertaken
Quality Workmanship
3033072
All types of interior & exterior fittings on display in our large showroom.LED lighting specialist. Recessed & surface fittings. Replacement lamps.
Decorative chandeliers both modern & traditional.Security & garden lighting. Home security & fire detection.Heating & ventilation. Fantasia ceiling fans. Online shop.
44-45 East Street East Gates Colchester Essex CO1 2TGTel: 01206 869886/871772 Fax: 01206 861896 www.colchester-electrical.co.uk
Colchester Electrical
The Brightest IdeasThe Biggest Choice!
3033154
Godden & Rudling Building Services LtdTel/Fax: 01206 511337 Mob: 07739 728567/07775 508665
Email: [email protected]
Domestic & CommercialDomestic & CommercialRenovations, Refurbishments, ExtensionsRenovations, Refurbishments, ExtensionsInsurance and Contract Work UndertakenInsurance and Contract Work UndertakenBrick and Stone Work SpecialistsBrick and Stone Work SpecialistsFull Design & Planning Services AvailableFull Design & Planning Services Available
Domestic & CommercialRenovations, Refurbishments, ExtensionsInsurance and Contract Work UndertakenBrick and Stone Work SpecialistsFull Design & Planning Services Available
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3033113
TEL 01621 815169FAX 01621 815169MOB 07850 030645
3033323
Fire Extinguishers Survey, Install & Maintain
Fire Alarm Design, Install and Maintain
Fire Risk Assessment from qualified experienced assessors
Emergency Lighting Design & Maintain
Fire Training
13 Willoughbys Lane, High Garrett, Braintree, Essex CM7 9SJ
www.flameguard.co.uk [email protected] 01376 325865
CALL NOW FOR A COMPETITIVE QUOTE
3033422 3033438
Clive Chambers Brickwork
BricklayerNew Build
ExtensionsAlterations
Patios, FencingMini Digger/Dumper Hire
01206 73456607930194531
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DOMESTIC COMMERCIAL
Tel: 01206 563465Mob: 07814 005 905 / 07732 419 099
Email: [email protected]
Call us free today 0800 357 99 44
NEW BUILD
CONSTRUCTION SKILLSCERTIFICATION SCHEME
J1 Construcon serving Colchester, Essex & UKWe pride ourselves on offering bespoke, developed and secure building soluons for our domesc clients and commercial partners.
The company uses extensive and professional construcon techniques to complete a wide variety of building requirements and can also provide a thorough service for smaller, domesc based enquiries.
From a new kitchen or bathroom in your home, to bricklaying for new build housing projects, to extensions for supermarkets, we are literally the one stop shop for every building related need.
Fully qualified and insured, associated with the CSCS and City & Guilds, and with full public liability insurance, J1 Construcon can tend to your enquiry with unrivalled dedicaon and confidence.
Need a bricklaying contractor?We can provide fully qualified and trained bricklayers for your new build or commercial project. Special rates available. Call us now!
DOMESTIC Kitchens Bathrooms Wet Rooms Staircases Extensions Lo Conversions Garage Conversions Barn Conversions Conservatories Cart Lodges Renovaons Garden Walls Driveways Going Green Disabled Adaptaons Insurance WorkCOMMERCIAL Supermarkets Care Homes Disabled Adaptaons Wet Rooms Bricklaying ContractorNEW BUILD Design and Build Bricklaying Contractor
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3033477
BIM
Email:[email protected]
Web: www.rgcarter-construction.co.uk
R G Carter Colchester Ltd
5 Grange WayColchesterEssexCO2 8JA
Tel: 01206 794455
R G Carter has been based in Colchester for over 40 years and has built many landmark buildings in the area and surrounding regions.
Our typical project values range from £100k up to £10m. We also have a General Works Department which undertakes projects under £100k and also offers 24 hour maintenance call out.
R G Carter are a thriving, well managed and well financed organisation that has a strong reputation for delivering projects on time, to a budget and to a very high standard.
Projects range from major design and build contracts utilising innovative building solutions, to refurbishment projects embracing traditional craft skills. We also undertake works on framework agreements.
We work in the following sectors:• Health• Education• Commercial• Industrial• Residential• Leisure• Bespoke Housing• Defence• Retail• Heritage
Profi leWe have recognised the important role that Building Information Modelling (BIM) will play in the development of future schemes, supporting collaborative working and information sharing to offer consistent and co-ordinated design.
We have been developing our knowledge and understanding of BIM and how this can be used to model integrated plans for designs such as structural, architectural, mechanical and electrical, as well as planning work sequencing and the integration of our supply chain to manage risk and offer certainty over project objectives at an earlier stage within the process.
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3033155
FLIGHTWISE JOINERY LIMITED
STAIRCASE MANUFACTURERS DOMESTIC & COMMERCIAL
We are able to offer a complete design service using the latest
CAD based software.
Our staircase solutions include internal and external flights of
closed tread, cut string or open plan construction together with
straight or winder stairs, newels and balusters of square, stop
chamfered or turned design, along with moulded handrails. All
of our products are available in hardwood, softwood or a
combination of both.
Flightwise Joinery Limited are specialists in the design and manufacture of precision machined
staircases and staircase related products. Whether a new build or refurbishment project we have a
history of working closely alongside architects, property developers, house builders, merchants and
self-builders to achieve staircases of outstanding quality and value.
MISSION STATEMENT Flightwise Joinery Limited recognizes that it has a responsibility to the environment beyond legal
and regulatory requirements. We are committed to reducing our environmental impact and continually improving our
environmental performance as an integral part of our business strategy and operating methods, with regular review points.
We encourage customers, suppliers and other stakeholders do the same.
19, Second Avenue, Bluebridge
Industrial Estate Halstead, Essex,
CO9 2SU
Phone: 01787 478585
Fax: 01787 478575
email: [email protected]
www.flightwisejoinery.co.uk
We are always happy for you to come and visit us at our design office.
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