Changes make planning work more smooth.

Byline: TIM WHEELER

THE start of this month saw some further changes to the post-2004 planning system. These are intended to resolve two areas which have become significant sticking points in the hoped-for smooth operation of the revamped system.

The first concerns the reduction in the standard life of planning permission to three years rather than five. The second relates to the problems which exist in making minor changes to approved plans after a planning authority has issued a planning permission.

Reducing the time limits on planning permission has proved to be a largely unwanted change, which in a time of recession means that a significant number of development schemes which have been put on hold may find that planning permission expires.

This leaves affected developers with the uncertainty of having to obtain a fresh planning permission and the costs that this entails.

As we come out of recession, the last thing the development industry needs is perfectly good proposals to be held up awaiting planning permission. So new planning regulations have been enacted to allow councils to issue replacement planning permission, providing a permission is extant on October 1, 2009, and development has not commenced. Similar provisions apply to listed building and conservation area consents.

There is a fee to pay for such an application - pounds 500 for major development, pounds 50 for house extensions and in all other cases pounds 170.

Turning now to minor changes to approved plans, the new regulations set out the process for making what are likely to become dubbed 'section 96A applications''.

As with replacement planning permissions, applications must be on a standard form (also available on the Planning Portal website).

Applications can only be made by a person with an interest in the land and other such persons must be notified, who then have 14 days to respond to the council. The council is not obliged to reconsult on the application, and should issue a decision within 28 days.

To be truly effective, these changes will require a spirit of co-operation between councils and developers.

Tim Wheeler, senior planner, property at Ward Hadaway