We are committed to securing a socially, economically and environmentally sustainable future for Bath & North East Somerset Council through provision of a higher quality service to all. Planning Service Objectives
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We will work to achieve equality of access to jobs, houses, services and facilities and the environment in town and country, and promote high standards of design in new development and sustainable use of land.
Development Management Service Structure
The Development Management Service comprises four teams who deal with all aspects of the development management process including planning and related applications for development, appeals, enforcement and general enquiries within a geographical boundary. Additionally, there are two officers who deal with specialist applications involving major and complex development proposals and for development relating to waste and minerals.
Central government, the Department for Communities and Local Government (DCLG), set national performance targets for all local authorities across a range of services. For the Development Management service, these targets relate to all types of applications ranging from simple house extensions to large, complex applications for development. These targets are continually monitored and analysed to seek improved performance. Details of these targets can be viewed in the Council’s Performance Plan.
Within the overall corporate and service objectives, in addition to those targets mentioned above, the Development Management Service has specific targets and aspirations.
Targets:
Pre-application Discussion/Advice
- We will encourage developers/applicants to have pre-application discussions with officers to identify and seek to resolve problems prior to formal submission.
- We will ensure regular liaison and meetings with other Council services who are responsible for the development of land and buildings.
- We will aim to reply to written requests for planning advice within 15 working days of receipt. Where this target is not met, a letter will be sent within 5 days of receipt explaining reasons for the delay.
- Where sufficient and adequate information/plans are provided in advance for a pre-application proposal, we will aim to meet to discuss the proposal on site, or in the office, within 15 working days of the request.
Receipt/Registration of Applications
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We will aim to register valid applications within 3 working days of receipt.
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If an application is invalid or incomplete, we will aim to notify the applicant/agent of how the deficiency can be corrected within 4 working days of receipt.
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We will aim to acknowledge receipt of applications (valid or not) within 5 working days of receipt.
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We will aim to notify occupiers of property adjoining an application site in writing within 5 days of registration.
- All standard letters to the applicant or consultee shall indicate the name of the case officer.
- The acknowledgement letter shall advise the date by which the application should normally be determined.
The Processing of Applications
- We will ensure that the case officer inspects all application sites allocated to him/her.
- We will ensure that a system is in place to inform applicants of progress of application.
- We will ensure that the case officer seeks, where appropriate, to enhance the quality of the submitted scheme through negotiations. A record to be kept of those application where 'value added' achieved.
- Officers will not waste applicants/agents time on negotiations where issues of policy or principle cannot be overcome. Where this is the case, the applicant/agent will be informed.
Consultations on Applications
- We will send all Ward Members a weekly list of planning applications and inform them of all items to be considered by committee.
- We will notify relevant neighbours, Parish/Town Councils and other consultees on all applications and they will be given 21 days to make representations.
- We will re-notify relevant neighbours, Parish/Town Councils and other consultees of material changes to any plans, and re-advertise in the press and on site where necessary, allowing a further 14 days for representations.
- On request, we will explain to any Parish/Town Council the reason for a decision if it is contrary to the comments received from that Council.
- Public copies of applications will be available within 2 days of it being registered as a valid application.
- A weekly list of planning applications received by the Local Planning Authority will be produced and be available for public inspection. The weekly list also appears online.
Decisions on Applications
- We will aim to ensure that all reports to the Development Control Committees are clear and concise, make full reference to the policies and other material considerations, and incorporate details of all the representations received, including those from consultees.
- We will aim to ensure that all conditions attached to permissions or reasons for refusal are clear and concise.
- We will aim to issue Decision Notices within 2 working days of decision being made.
- We will aim to notify applicants/agents of reasons for applications being deferred by Committee within 5 working days of the Committee meeting.
- We will aim to notify those who have made representations on applications of the decision within 5 working days of that decision being made.
Enforcement of Development Management
- We will aim to ensure that all enforcement complaints received are recorded within 24 hours.
- We will aim to ensure that all written enforcement complaints are acknowledged within 5 working days of receipt, giving the contact name and telephone number of the officer dealing with the investigation.
- We will aim to ensure that sites, subject to enforcement, which require inspection are visited within the time scales identified in the Priority List outlined in the document entitled 'Planning Services - Enforcement Policy'.
Appeals
- All standard letters to the appellant or agent shall indicate the name of the officer dealing with the appeal.
- We will aim to ensure that all the regulation appeal process target dates are met.
- We will aim to ensure that appeal decisions are monitored and assessed.
- We will encourage developers/applicants to have further discussions, prior to any formal appeal to the Planning Inspectorate.
- We will provide regular performance monitoring reports to Committee on appeals.
General
- As a council-wide corporate target, we aim to respond to 95% of letters and emails within 15 working days.
- As a council-wide corporate target, we aim to respond to 90% of telephone calls within 20 seconds.
- We will aim to ensure the availability of staff throughout the working day to receive telephone calls or to meet callers to the offices.
- We will continue to seek the views of both users and non-users of the service through the use of surveys and other appropriate exercises to ensure that the delivery of our service is monitored to achieve continuous improvement.
- We will ensure systems are in place to monitor and assess planning decisions in order to maximise the quality of outcome.
- We will ensure all staff and Members receive continual training.
- We will ensure input into the formulation of planning policies/guidance notes, etc.
- We will ensure that regular meetings take place with key users of the Service such as the Parish/Town Councils, architects and agents, together with groups who represent the varying interests of the community.
- We will set targets and measure performance against them each year.
- We will publish these targets and performance against them each year.
- We will review our targets and aspirations for the service each year.
Equal Opportunities Statement
The service has adopted an equalities statement based on the principle of ‘GOOD ACCESS BENEFITS ALL’
The Service Aim is therefore to ensure that:
- All documentation shall include a statement on accessible formats and community languages
- All open meetings shall be held in an accessible location
- All staff shall be aware of the contents and whereabouts of the Accessible Formats Directory
- Where a member of the public is unable to access the office, other means of providing information will be found
How to get in touch
Office Hours:
Mondays - Thursdays 8.30am to 5pm
Fridays 8.30am to 4.30pm
You can help us by:
- Suggesting ways in which our service might be improved - see contact details above.
- Informing us of any development management service related issues you might be aware of within the Bath & North East Somerset area.
Putting Matters right
We are aware that we may sometimes fail to deliver a service to the standard we have set for ourselves, and if this happens we want you to let us know. Equally, if you are pleased with the service you have received from the Development Management service, please let us know too. We also have a web page that outlines the Planning Services Complaints Procedures.
If you wish to make representations, in the first instance, please write to or email:
David Trigwell
Divisional Director of Planning & Transport Development
Planning Services
PO Box 5006
Bath
BA1 1JG
david_trigwell@bathnes.gov.uk