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NEW FACT SHEETS COMING SOON -for each of our services
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Planning Applications
Planning Applications
Planning Applications
Planning Applications
RSA undertakes work for a range of applications from householder developments to commercial developments. We will prepare the drawings, supporting statement, complete relevant forms, submission to the Council and monitor the progress. If a Local Planning Authority requires specialist information to accompany your application, we can recommend you to a company who can provide that service for you.
Change of Use
Where planning permission is required to change the use of an existing site, RSA can advise you on the situation and prepare the necessary documents for a submission to the Council.
We aim to submit all of our applications online therefore reducing the costs to you.
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Lawful Development Certificates (CLEUD/CLOPUD)
A Lawful Development Certificate is needed when a development or use has taken place without planning permission. In all cases there needs to be evidence produced to demonstrate that the use or development has continued for a set time period.
RSA can prepare the necessary supporting documents for an application and help to demonstrate
that the use or development has taken place for the required number of years.
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Enforcement
Any breach of planning control, whether it be physical development or the use of land or buildings without the benefit of a planning permission, or the breach of a condition imposed by a planning application, may result in the Local Planning Authority issuing an Enforcement Notice or a Breach of Condition Notice.
Local Planning Authorities also have the right to serve a Stop Notice requiring the use to cease immediately or if a building is under construction, the construction work to cease immediately.
Enforcement Notice
The Local Planning Authority will serve an Enforcement Notice on you if it considers that you to have breached planning control.
Breach of Condition Notice
A Breach of Condition Notice is a way that a Local Planning Authority can make you comply with a condition in a grant of planning permission. This Notice can be served in addition to, or instead of, an Enforcement Notice. Failure to comply with the Notice is a criminal offence.
Stop Notice
If the Local Planning Authority serves a Stop Notice on you, it will normally be because it considers that you have seriously broken planning control rules. A Stop Notice can stop an activity on your land. If you fail to comply with the notice, then the Local Planning Authority can prosecute you for the offence and this could lead to you being fined.
If no appeal is made within designated time, then the Notice will become into effect and the alleged breach of planning control will have to be remedied. Failure to do so could allow the Local Planning Authority to prosecute you.
Should you receive either an Enforcement Notice or a Breach of Condition Notice then we can provide
professional advice on the best way forward and prepare the required application to submit to the Council.
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Development Plans
Local Development Framework Submissions
The RSA team is qualified to make representations on Core Strategy documents and land use allocations as part of the Local Development Framework.
We can promote sites for development to be included in the Local Development Framework and prepare necessary documents for submission.
If necessary, we will also appear on your behalf at examinations in public of documents forming part of the Local Development Framework.
We can also prepare area action plans and development briefs as required.
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Appeals
RSA has a solid track record of winning appeals, in addition in a number of cases we have won an award of costs against the Council. Costs are awarded where it can be demonstrated that the Council has acted unreasonably determining applications. In this case you could receive part or all of the cost incurred by you in carrying out the appeal process Appeals should be regarded as a last resort and alternative options should be considered at first instance.
All appeals must be lodged with the Planning Inspectorate within 12 weeks for householder applications such as extensions and 6 months of the application being refused for full applications. We submit all appeals electronically where possible.
Type of Appeals
Planning appeals
RSA have an excellent success rate with planning appeals relating to development proposals. RSA aim to produce a full case which includes a significant amount of detail in the submitted documents to ensure that all points put before the Inspector to present the best possible case.
Enforcement appeals
An Enforcement Appeal has to be lodged within 28 days of the Council issuing an Enforcement Notice. The effect of lodging an appeal is that the Enforcement Notice is suspended until the Inspector determines the appeal. There are various grounds for lodging an appeal of this type and RSA would be more than happy to discuss this with you.
Listed Building and Conservation Area appeals
These appeals are usually against the demolition of alterations to a building. In such situations there
is a need to show that the development will not harm the Conservation Area/setting of the listed building
in accordance with planning law.
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Design
RSA can carry out a full range of architectural services, using state of the art design programs, and working closely with clients to produce a design to meet your requirements. We understand the need to take into account the physical constraints of the site and Development Plan Policies as well as the guidance set out in the National Planning Policy Framework published in 2012.
Our modern approach to design and our professional skills allow any scale of traditional or contemporary developments. Our software can produce coloured drawings, 3D drawings and walk-throughs to give a realistic view of your proposal.
We understand the need to provide development that enhances and protects the natural and built environment.
This includes provision of eco homes, complying with the code for sustainable homes, and incorporating
sustainable development where possible.
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Building Regulations
Once your planning permission has been granted, the next step is to submit a Building Regulation application, providing the Council with a full specification of the proposal. Building Regulations are also needed in other cases when planning permission is not required.
We are fully qualified in preparing Building Regulation drawings ready for submission to the Council, including a specification for submission as required by the Regulations. We can prepare and submit the application to the Council with the appropriate documents, and obtain a SAP/energy rating for the development as required.
RSA will also liaise with structural engineers on required structural calculations or detailed foundation designs.
Other Services
RSA also undertakes a range of other activities which include
Speaking at Planning Committees
If your planning application is being dealt with by the Planning Committee RSA can prepare information and speak on your behalf.
Preparing third party representations
For all applications and appeals, Local Authorities are required to notify anyone who may be affected by the proposal. Should you wish to object or support the application we can prepare a written representation for submission.
Site appraisals
If you have a site you consider has development potential, we can prepare a full site appraisal setting out our professional views on the use of your chosen site.
Commercial Development
RSA is actively involved with the preparation and submission of proposals for retail units, offices, commercial buildings, and mixed use developments.
Leisure Planning
RSA has been involved with the formation of an 18 hole golf course, driving ranges and other leisure developments in the region. RSA deals with equestrian uses, hotels, conference centres, health clubs and many other leisure facilities.
Rural planning
RSA can provide advice, and submit applications for agricultural buildings, diversification of rural buildings, accommodation for farmers and farm employees and provide rural housing. This also includes the removal of agricultural occupancy conditions.
Listed Buildings/Conservation Areas
Taking into consideration Government advice, Local Policies and Planning Law, applications and appeals
can be made for developments affecting Listed Buildings or Conservation Areas.
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Fees
National standard application fees
Local Planning Authorities require every planning application to be accompanied by an application fee which is set by Central Government. RSA will advise you of the fee payable prior to the submission of your application.
Building Regulations fee
Building Regulation applications fees differ with every Council. The fees are based on the floor space of the proposed development. RSA can calculate the fees payable so you know exactly how much the application will cost.
Our fees
Every enquiry is analysed individually and our fees are calculated on the work required for each proposal. RSA will agree with you in writing a set fee prior to commencement of work and to set out the works included for this fee.
We aim to submit all of our applications and appeals online therefore reducing the costs to you.
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