Permitted Development
Author | William Webster/Robert Weatherley |
Pages | 397-412 |
INTRODUCTION
41.1 There are special provisions as to land use in 1948, for which planning permission is not required.
41.2 Planning permission may be granted in a number of ways such as where planning permission is deemed to have been granted by virtue of a development order made by the Secretary of State or by virtue of a local development order made by an LPA.
THE TOWN AND COUNTRY PLANNING (GENERAL PERMITTED DEVELOPMENT) (ENGLAND) ORDER 2015
41.3 The 2015 Order is highly technical and detailed, and what follows is merely an overview. The various permissions granted are subject to limitations, conditions and exceptions which, in the case of limitations and conditions, are separately defined for each class of permitted development and, of course, any
71. This order consolidates the Town and Country Planning (General Permitted Development) Order 1995 (SI 1995/418) and the 22 instruments which have amended that Order, and also includes a number of new policy changes in England.
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significant departure from the scope of the permitted development may well justify an enforcement notice in order to remedy what would be a breach of planning control.
Article 4 directions
41.4 Rights under the 2015 Order may also be withdrawn by virtue of a direction made by the Secretary of State or by an LPA. These are known as article 4 directions which operate to restrict permitted development granted by article 3 (other than in the case of the use of land for mineral exploration or the removal of material from mineral-working deposits), in which event the relevant development may not be carried out unless permission is granted for it on an application.
Raceway Ltd v Kirklees Metropolitan Borough Council [1984] RVR 85 and Carter v Windsor and Maidenhead Royal Borough Council [1988] 3 PLR 6, for the assessment of compensation which mirror those arising under TCPA 1990, s 107, which concerns compensation where planning permission is revoked or modified. It should be noted that the Town and Country Planning (Compensation) (England) Regulations 2015 (SI 2015/598) make provision to ensure that no compensation arises where adequate notice has been given of the removal of planning permission granted under a development order, local development order or neighbourhood development order. The 2015 Order also amends procedures in relation to art 4. It is now the case that an art 4 direction cannot prevent the carrying out of development which had prior approval before the date when the art 4 direction came into force. This protection will, however, only exist for 3 years following the date when prior approval had been granted, at which point any development must have been completed.
The scope of permitted development – overview
41.5 Article 3 of the 2015 Order gives effect to the permitted development rights contained in Schedule 2.
41.6 Certain elements of article 3 of the 2015 Order should be noted:
(a) Nothing in the 2015 Order permits development contrary to any condition imposed by an express grant of planning permission.
(b) Rights under the 2015 Order will not validate unlawful building operations in the case of an existing building (although operations which were undertaken unlawfully will become lawful once the time has elapsed for taking enforcement action against them),
(c) The development order does not (with limited exceptions)
(d) The 2015 Order does not permit the laying or construction of a notifiable pipe-line (except for works by statutory undertakers under Part 15, Class A) where the appropriate procedure is laid down under the Pipelines Act 1962.
(e) The 2015 Order does not permit demolition except as provided for in Part 11, Classes B and C.
(f) Nor is development permitted where the application for development is one which requires an environmental impact assessment (EIA) unless, that is, the LPA has adopted a screening opinion
2 QB 484; Newbury District Council v Secretary of State for the Environment [1981] AC 578; Adur District Council v Secretary of State for Environment, Transport and the Regions [2000] 1 PLR 1.
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Secretary of State has given a direction that the development is exempted from the application of the regulations.
(g) The 2015 Order is also subject to various restrictions contained in the Conservation of Habitats and Species Regulations 2010.
41.7 The 2015 Order provides a different regime in the case of the use of land for mineral exploitation (Part 17, Class K) and the removal of material working-deposits other than a stockpile (Part 23, Class B).
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