Frequently Asked Questions

Welcome to the Frequently Asked Questions Page

What's your question about?

The frequently asked questions are separated into sections based on whether your enquiries are about an application you have submitted, a current or past application, an application you are considering submitting, questions about business and planning or general planning enquiries.

Questions about your application

What happens after I submit my application?

How long will my application take?

What happens if my case is sent to committee?

What's happening with my application?

How do I know if I have filled in the application forms correctly?

My application has been refused, undecided or granted but with conditions can I appeal?

Questions about a development you are considering applying for planning consent on

Can I build an extension?

Can I build a house on agricultural land?

Can I develop a property I am thinking of buying?

What's the difference between outline and full planning permission?

Can I use my garage as additional living accommodation?

Do I need planning permission to put solar panels on my house?

Can I install a wind turbine on my property without planning permission?

Do I need planning permission for a satellite dish?

Can I change a window to a door or vice versa on my house?

Can I make a new access onto a highway or non adopted road/ lane?

Where can I access information regarding impact of wind farms on TV reception?

Do I need planning permission to put in roof lights or Dorma windows in my house?

Do I need planning permission to build a poly tunnel on my property?

Do I need planning permission for a hydro electric scheme?

Can I station a caravan within the curtilage of my home?

Questions about Current or Past applications

Can I view a current or archived planning application?

How do I object to a planning application?

General planning enquiries

What do I do if I suspect someone doesn't have planning permission?

How do I object to a planning application?

Is there a fee payable when I make a planning application?

What is a certificate of lawful use?

What is a certificate of lawful development?

What is a design and access statement?

What is a tree preservation order and how can I discover if my tree is protected?

How high can I or my neighbour build a fence, boundary wall or have a hedge?

Can we recommend anyone to draw up plans?

How do I know if I live in a listed building?

How much does a certificate of lawful use cost?

How do I know which planning team my development falls into?

What is a TAN?

What is the current local planning policy for Ceredigion?

How can I appeal against enforcement action?

Questions about business and planning permission

Do I need planning permission for a child minding business run from my home?

Do I need planning permission for a business run from my home?

What kind of advert can I put up on my shop / property?

What size advert can I put up on my shop?

What is a rural enterprise dwelling?

What type of property constitutes a House in Multiple Occupation (HMO)?

Frequently Asked Questions

1 What happens after I submit my application?

After you have submitted your planning application, the local planning authority will check to ensure your application is complete, if it is they will send you an acknowledgement. If the application is incomplete they will return it to you to complete correctly. After this point the application will be publicised and consulted on, this process may involve the display of a planning notice on the site and informing neighbouring properties. Then a number of other bodies will be consulted which might include CADW, the Highways Agency and the local town or community council. Once the consultation period is over the planning officers will come to a determination or send the case to the planning committee. At this point you will then be informed that your application has been granted, granted but with conditions, refused or sent to the planning committee. If your application is granted with conditions or refused you have the right to appeal. If your application is sent to committee, you will have to wait until the next committee date for your case to be determined.

2 How long will my application take?

We endeavour to complete all applications within an 8 week timeframe, provided it is not an overly complex application which will inevitably take longer to consult on. However due to the increasing number of applications to the local planning authority and the amount of consultation, some applications are unable to be completed in the timeframe. All applications are important and we work hard to complete them as quickly as possible, we are constantly striving to make the processes quicker and hope to improve our completion times shortly. In the mean time please be advised that planning applications may take a while to resolve, if it is a straight forward application it may only take a couple of months. However there is a backlog of applications in the department and until these are cleared planning applications are running over the timeframe set out. Applications that have not been resolved within the 8 week timeframe have the right to appeal to the Welsh Assembly Government, however the process of appeal is lengthy and it may be more time effective to accept that some delays are inevitable and continue with the local planning authority.

3 What happens if my case is sent to committee?

There are a number of reasons why an application may be sent to the planning committee, for example if there are a large number of objections or it is a large scale development. The planning committee meets once a month and after your application has been determined as 'going to committee' it will be sent to the next available committee date. You are welcome to attend the planning committee meeting but you are not allowed to make a representation. However the local town or community council are allowed to speak on behalf or against your application.

If your case is sent to committee there are a number of possible outcomes firstly they may grant the planning applications, secondly they can grant the planning applications but with conditions, thirdly they may refuse the application. Finally they may decide to defer the application this would usually happen if the panel want further consultation or they may request a site inspection. Whatever the outcome of the committee, you will be notified shortly afterwards or you can check the Current planning applications web page which is updated as soon as possible after decisions are made.

4 Can I build an extension?

There are a number of developments that don't require planning permission these are known as permitted development. Information on permitted development can be found on the planning portal web site If however your proposed development does not fall under permitted development you will need to apply for planning permission. Before making a formal planning application you are advised to look into the local design guide for an idea of what kinds of development are favoured in Ceredigion. You can access the design guide via the making an application web page. Alternatively you can use a planning agent to submit the application on your behalf they will be able to advise you on the types of development which would most likely be approved or refused.

5 Can I build a house on agricultural land?

If you own a piece of agricultural land and you wish to develop it, this would generally not be in line with current policy. There are exceptions for some agricultural workers who need to be onsite, however it is the responsibility of the applicant to prove that a) the worker is essential to the site and b) the land or business can support the dwelling. For further information you can access 'A Farmers Guide to the Planning System' via the www.planningportal.gov.uk web site. You may also wish to consult the latest policy advice from the Welsh Assembly Government TAN 6

6 What's happening with my application?

Different applications take different times to complete but all are important to us and we will do our up most to complete them as soon as we are able to. However we understand that you are eager to get information, so we recommend that you check the case tracking system on the Ceredigion Planning Search Facility.

7 What's the difference between outline and full planning permission?

The difference between an outline and a full application is:

• An outline application is an application for planning permission to establish that a development is acceptable in principle it does not include specific details relating to the proposed developments. This would be commonly used by developers who wish to sell a piece of land with permission to build a dwelling on it. The specifics of the dwelling can then be decided by the buyers at a latter date.
• A full application is an application for planning permission which includes the detailed plans of the proposed development. This would usually include architectural drawings and plans. This is the kind of planning permission which is needed by people who own a piece of land and are intending to build a house they have had professionally designed on it.

8 How do I know if I live in a listed building?

You can find out if the building you want to develop is a listed building or in a conservation area by contacting the agent selling the property, the solicitor dealing with the conveyance, by contacting CADW or by checking the local planning authority's interactive mapping service and checking the history of the property in question.

9 Can I develop a property I am thinking of buying?

Different buildings have different conditions attached to them, some may have planning conditions, others may be listed others may have none at all. You can use the interactive mapping service to identify whether the building you are interested in has had any previous planning applications on it. This will give you an indication of how much extension work has been carried out. This is important because provided the building is not listed, affected by an article 4 condition, in a conservation area or subject to planning conditions you have permitted development rights. This means you are allowed to build certain kinds of extensions without planning permission. You can get more information on this from the www.planningportal.gov.uk. If the building is affected by one or more of the aforementioned criteria or has filled its quota of permitted extension or the extension you wish to build is above the scope of permitted development then you are advised to follow our pre-application advice procedure.

10 Can I view a current or archived planning application?

You are welcome to view current or archived planning files, to do this you need to contact the planning office and make a request to see the file. If the file is available digitally you can come to the planning office and view the file during normal working hours. If however the file is archived it may take a couple of days to retrieve, so you can make an appointment to come and view it at the planning office. If you only wish to view basic information you can do this using the planning search facility or interactive mapping service available online.

11 How do I know if I have filled in the application forms correctly?

The easiest way to apply for planning permission is via the www.planningportal.gov.uk web site as this guides you through the stages of the forms and provides you with information on what additional documents are required. If you decide to fill in the forms on paper you can download them from this web site by going to the Application forms web page. You should also look over the checklists which are available for download on the same web page as these provide you with information on the supporting documentation you need to submit with your application. Alternatively you can use an agent to submit an application on your behalf. Once we receive an application it will be validated under the planning validation procedure. At this point you will be notified if any additional information is required in order for us to progress your application.

12 What do I do if I suspect someone doesn't have planning permission?

If you suspect that someone is building or making alterations without planning permission contact the enforcement officer at the planning department. You can do this by ringing the planning office, writing in, or e-mailing the enforcement officer, the contact details are available on the other information web page.

13 How do I object to a planning application?

If you wish to make an objection or comment on an application you can do so by sending your comments to the planning office, or by entering your comments into the form available on the 'how to comment on an application' web page. You can only comment or make an objection on 'planning' issues such as; the planning history of the site, the visual impact of the development, affect on public amenity, access, traffic and highway considerations or the impact on listed buildings, conservation areas, or protected trees. Matters that cannot be taken into account include; effect on property values, the character or identity of the applicant, boundary or property disputes, how the application affects a view (as opposed to the wider public amenity) or issues of commercial competition.

14 Is there a fee payable when I make a planning application?

There is a fee usually payable for most planning applications; this varies according to the type of application being submitted. For a complete list of planning fee's please download the planning fees leaflet available from the application forms web page Some applications are exempt from fees such as where an application is for a development with amended plans which has been submitted and refused in the previous twelve months. There is a fee calculator on the following web site http://www.planningportal.gov.uk/pins/FeeCalculatorStandalone

Examples of fees include:

• Erection of a dwelling £330
• Advertisement on a business premises £90
• Change of use £330
• Extension / Alteration to an existing dwelling £166

15 Can I use my garage as additional living accommodation?

If your garage is an internal or attached garage and is a domestic garage within the boundaries of a residential property. Planning permission is not normally required as a conversion will usually only consist of internal alterations and the replacement of the garage door with a window. However some properties have a specific planning condition which may prevent the garage from being converted, in this case a planning application will be required for the variation of this condition.

16 Do I need planning permission to put solar panels on my house?

In general you do not need planning permission to install solar panels on roofs of dwellings including flats or within the curtilage of your dwelling provided that they comply with the permitted development guidance set out by the Welsh Assembly Government. For further guidance on renewable technology you are advised to consult WAG policy TAN 8.

17 Can I install a wind turbine on my property without planning permission?

In general you do not need planning permission to install wind turbines on dwellings including flats or within the curtilage of your dwelling provided that they comply with the permitted development guidance set out by the Welsh Assembly Government. For further guidance on renewable technology you are advised to consult WAG policy TAN 8.

18 What is a certificate of lawful use?

A certificate of lawful use is a legal document which outlines the legally allowed uses of a property. A certificate of lawful use is often applied for to prove that the current use of the building is lawful. This is useful, because if someone at a latter date complains about the use of a property, you as the owner will have a legal document outlining that the use is lawful. In order to obtain a certificate of lawful use, the burden lies with the applicant to prove that there is a historical precedent of using the building, property or land in the use described. Once the local planning authority is satisfied that the use is lawful - from the evidence presented by the applicant, they will then issue a certificate of lawful use.

19 What is a certificate of lawful development?

A certificate of lawful development is a legal document which outlines the legally allowed development of a property. A certificate of lawful development is often applied for to prove that the proposed or existing development is/was lawful. This is useful, because if someone at a latter date complains about the use of a property, you as the owner will have a legal document outlining that the development is lawful. In order to obtain a certificate of lawful development, the burden lies with the applicant to prove that the development is permitted under permitted development rights. Once the local planning authority is satisfied that the development is lawful, through the information submitted by the applicant they will then issue a certificate of lawful development.

20 Do I need planning permission for a child minding business run from my home?

Planning permission is not normally required where the use of part of a home for business purposes does not change the overall character of the property's use as a dwelling. However if the business use generates visitors, traffic, and noise or fumes over and above what would normally be expected if the property were in use only as a home, planning permission may be required. It is also possible to get a formal response by making an application for a certificate of lawful use, which will state whether planning permission is needed or not.

21 Do I need planning permission for a business run from my home?

Planning permission is not normally required where the use of part of a home for business purposes does not change the overall character of the property's use as a dwelling. However if the business use generates visitors, traffic, and noise or fumes over and above what would normally be expected if the property were in use only as a home, planning permission may be required. It is also possible to get a formal response by making an application for a certificate of lawful use, which will state whether planning permission is needed or not.

22 What is a design and access statement?

A design and access statement is a document that is required by law to be submitted with all applications with the exclusion of extensions to private residences. It should detail how the design has evolved and the principles that have been used to make the building accessible to all. Making the building accessible to all is not limited to ensuring the entrances to the building are wheel chair accessible. Visual impairment, hearing difficulties and learning disabilities may have different requirements to ensure accessibility. The statement is intended to influence the design and future accessibility decisions about the building. You can get more information on access statements on the www.planningportal.gov.uk web site or from our guidance on the Design and Access Statements web page.

23 What kind of advert can I put up on my shop / property?

There are a number of adverts that are allowed to be displayed on buildings or on other types of property without planning permission. These are allowed under permitted development rights for more information on the types of advertisements permitted we recommend you visit the planning portal. If your advertisement or sign falls outside the permitted development guidelines you will need to apply for planning permission. If your shop or property is a listed building or you are in a conservation area then tighter rules apply and you are advised to seek pre-application advice from the local planning authority contact details are available on the other information web of the Ceredigion County Council web site. Further information on adverts can also be found from the advertisement guide.

24 What size advert can I put up on my shop front?

Permitted development allows any profession, business, or trade at premises to display a sign to advertise their service. One sign is permitted over the entrance; if there is more than one entrance on different road frontages a further sign is permitted (on the separate road frontage). The signs must be no more than 0.3 of a square metre each.

If you would like to display an illuminated or 'halo' sign it must relate wholly to the name, business or qualifications of the person carrying out the business, or it must relate to the goods and services of the business. A projecting sign must not exceed 0.75 of a square metre, project more than 1 metre from the wall or exceed two thirds of the width of the pavement below it. It must also not be more than one-sixth of the frontage measured to the top of the advertisement. (There are separate rules if your shop is based in a conservation area, is a listed building or is in an area of special control of advertisements). Different rules also apply if your business is based in a retail park. Further information on advertisements can also be found from the advertisement guide

25 What is a tree preservation order and I how can I discover whether or not my tree is protected?

A Tree Preservation Order is a legal document, made and administered by the council to protect and control works carried out to trees and woodlands. Trees within Conservation Areas are also similarly covered, even if they do not have a dedicated Tree Preservation Order. To find out if a specific tree is covered by a tree preservation order you will need to contact the coast and countryside planning team, Paul Evans is the specialist who deals with tree preservation orders his contact details are: Tel 01545 572141 or E-mail paule@ceredigion.gov.uk

26 My application has been refused, undecided or granted but with conditions can I appeal?

You are allowed to appeal up to 6 months after a decision has been made to do this you need to contact the planning inspectorate. You can get more information on the planning inspectorate from their www.planning-inspectorate.gov.uk web site. The planning portal is also an important source of information on appeals you can access their web site via www.planningportal.gov.uk.

27 Can we recommend anyone to draw up plans?

We as the local planning authority can not recommend particular planning agents or architects. You can find lists of them on the Internet or in the yellow pages, the services and prices vary you are therefore advised to seek quotes from a number of different suppliers.

28 Do I need planning permission to put in roof lights or Dorma windows in my house?

You do not normally need planning permission to insert roof lights, or Velux style windows in your home as they do not alter the plane of the original roof. However Dorma windows which protrude from the roof may require planning permission. These rules change if you live in a conservation area, the building is listed or your property is affected by planning conditions. This is because your permitted development rights may be restricted and you are therefore advised to contact the local planning authority for pre-application advice.

29 Can I make a new access onto a highway or non adopted road/ lane?

You can make an access onto an unclassified road such as a non adopted road provided it is in conjunction with other developments. Such as if you wish to create a hard standing within the curtilage of your home you are permitted to make an access point to an unclassified road. You can not make an access onto a trunk road or other classified road. Your permitted development rights are curtailed if you live within a conservation area, in a listed building or are affected by planning conditions. You are advised to contact the local highways authority for further information on classified roads.

30 Can I change a window to a door or vice versa on my house?

You do not normally need planning permission to make a window a door or a door a window. This is provided that it is not a door which will extend further than the original window would have and that it is not a bay window to be installed these may require planning permission. If however you live in a listed building, a conservation area or are affected by any planning conditions your permitted development rights will be affected and you may therefore require planning consent. If your development is permitted you may still need building regulations approval.

31 Do I need planning permission for a satellite dish?

You do not normally require specific planning consent to install a satellite dish provided that it is installed within a number of permitted locations and is of the standard size. The rules vary if you live in a flat or in a conservation area, the building is listed or your property is affected by any planning conditions. To see which areas of your property satellite dishes are permitted please see the guide 'A householders planning guide: for the installation of antennas, including satellite dishes' available from the local planning office or via the Welsh Assembly Government web site.

32 How high can I or my neighbour build a fence, boundary wall or have a hedge?

You do not need planning permission to build a fence, wall or gate provided that it is no more than 1 metre high if it is next to a highway used by vehicles or 2 metres high elsewhere. You do not also usually need planning permission to plant a hedge unless your property is affected by a specific planning condition in which case you can apply to have the condition removed. If you live in a conservation area, or the property is listed or affected by any planning conditions you should contact the local planning authority for pre-application advice as planning permission may be required.

33 How much does a certificate of lawful use cost?

A certificate of lawful use for an existing use or development costs the same as a normal planning fee (please see the planning fee's download) for a proposed development the fee is half that of a normal planning application. You can download the fee information from the 'application forms' web page.

34 How do I know which planning team my development falls into?

Ceredigion is divided into two planning teams which represent North and South Ceredigion. The boundary is roughly drawn across Aberaeron. On occasion the boundaries of these areas change depending on the number of applications received in each area, we therefore advise you to contact the planning department to check into which area you fall. planning@ceredigion.gov.uk

35 Do I need planning permission to build a poly tunnel on my property?

If you wish to build a poly tunnel on your property you may need planning permission, this will depend on whether the proposed poly tunnel is within the curtilage of your home. If it is in the curtilage and is for domestic purposes it may be that it is part of your permitted development rights but will then be part of the space allowance allowed for extensions to your property which also includes sheds and green houses. If it is outside the curtilage of your home and on a neighbouring field for example, then it is likely that you will require planning permission and you are advised to seek pre-application advice.

36 Where can I find out about the impact of wind farms on TV reception?

The BBC has developed an online tool that prepares an initial assessment of the impact of wind farms on TV reception. Developers are directed to this tool and expected, as part of their planning application, to provide evidence that they have consulted the tool. The BBC tool can be found at: http://www.bbc.co.uk/reception/info/windfarms.shtml

37 What is a TAN?

The term TAN stands for Technical Advice Note's which are policy documents released by the Welsh Assembly Government each TAN covers a different policy topic. All the TAN's are available to view on the following link:

http://wales.gov.uk/topics/planning/policy/?lang=en

38 What is the current local planning policy for Ceredigion?

The locally adopted plan for Ceredigion County Council is the Ceredigion Local Development Plan 207 - 2022 which was adopted on 25 April 2013.

39. How can I appeal against an enforcement action?

For further information on how to appeal against an enforcement procedure please consult the Appeals Procedure Guidance produced by the Planning Inspectorate.

40. What is a rural enterprise dwelling?

This is a term used in the TAN 6 to describe a dwelling which under certain circumstances may be approved in the countryside for the purposes of occupation in association with a rural based business. You are advised to consult TAN 6 for further information.

41. Do I need planning permission for a hydro electric scheme?

Due to the nature of such a scheme i.e. that they are generally not within the curtilage of a dwelling - they will most often require planning consent. You are advised to consult The Countryside Council for Wales and The Environment Agency and The Planning Authority for pre-application guidance prior to submitting your application.

42. What type of property constitutes a House in Multiple Occupation (HMO)?

Planning permission is not required when a unit of residential accommodation (e.g., house, bungalow, flat, maisonette) continues to operate as a dwelling house.

To operate as a dwelling house one of the following must apply:

• Use by a single person or family (includes a person or family taking in lodgers).
• Use by no more than six persons living on a communal basis as a single household (includes handicapped or disabled persons living together under the "care and support within the community" scheme and other small groups who choose to live together on a communal basis, such as students).

The following conditions are often indicative of a single household:-

• The tenants should regularly eat together
• The rent must be paid communally
• Living room, kitchen and bathroom facilities must be shared
• Fridges and food stores not locked.
• Individual tenants occupy the premises with a reasonable degree of permanence.
• Bills are shared
• There are no individual locks on bedrooms doors

If the premises does/would not operate as a family home of a single household then development is involved and planning permission is required for a change of use. Permissions may also be required under Building Control or Environmental Health Regulations.

Can I station a caravan within the curtilage of my home?

A 'caravan' is defined in s.29 of the Caravan Sites & Control of Development Act 1960 as "any structure designed or adapted for human habitation which is capable of being moved from one place to another..". The Mobile Homes Act 1968 establishes that a 'Twin Unit' mobile home must also conform to certain dimensional and structural requirements.

A caravan may be parked temporarily (in the same manner as a car) within the curtilage of a domestic property without the need for planning permission, unless there are limiting conditions applied when the house was built. This is more commonplace in modern housing estates.

A caravan may also be used in a manner ancillary to the residential property; that is, in addition to the use of the house, but not as someone's separate dwelling. You can use a caravan as, say, a granny annex, but it must not become someone's "only or main residence". There must remain a relationship between the caravan and the house, so, for example, meals could be taken in the house. Use the caravan simply in the manner of an extra room / bedroom. Make sure it remains moveable.

It is important to understand that caravans must comply with all other permitted development guidance which is set out in the following guidance: Planning a guide for householders