Our responsibility
The Council is responsible for investigating alleged breaches of planning control. A breach of planning control is development carried out without the necessary consent from the Council as Local Planning Authority (LPA). (An initial investigation would be undertaken in order to establish whether planning permission is required in the first instance.)
Investigations also include unauthorised works to listed buildings, demolition in a conservation area, the unauthorised display of advertisements, and unauthorised works to protected trees and tree within a conservation area. All of which constitute a criminal offence.
How we can help
We investigate:
- operational development such as residential extensions and alterations, new buildings, engineering operations etc
- material changes of use such as a shop to a cafe, industrial unit to retail, businesses from residential homes that alter the overall character
- development that may not be in accordance with a planning approval, such as development not built in accordance with approved plans
- breaches of conditions linked to a planning approval, such as operations or deliveries outside of approved hours or exceeding manner of operations or use controlled via conditions
- works or alterations that affect the character of a listed building
- demolition of structures within a conservation area
- displaying of advertisements, such as trailers, fascia signage, hoarding, etc
- works to trees protected by a Tree Preservation Order of within a conservation area
- poor condition of private buildings and land that adversely affect the amenity of the neighbourhood
If you think that one of these points have been breached, tell us using the report form below.
We need your contact name and address but your complaint will be dealt with in strictest confidence.
What we cannot investigate:
- internal refurbishment of buildings which are not listed
- party wall or land ownership disputes
- minor works that do not amount to development
- health and safety matters
- overgrown gardens that do not seriously affect residential amenity
What happens next
When we log your report it will be given a case reference number and you will be sent an acknowledgement letter or email. We aim to do this within 3 working days. The letter will tell you who is dealing with your case including their contact details.
The priority of a case will be assigned on a case by case basis, the following is a guide to the priority structure;
- Priority 1 – works that cause a potential threat to public safety (for these cases we will endeavour to visit the site within 1 working day from receipt of the report).
- Priority 2 – development or activity that causes clear and immediate harm to the locality (for these cases we will endeavour to visit the site within 5 working days).
- Priority 3 – enquiries for which there is less impact in terms of harm being caused (we will endeavour to visit the site within 10 working days).
The case officer will visit the site to establish more details about the alleged breach and an assessment will be made as to whether planning permission is required.
When no breach has been identified the case will be closed and the complainant will be advised of the outcome.
When a breach has been identified the Council may invite an application in an attempt to regularise the situation.
If a breach has been identified and it is expedient to take action an offender is still entitled to provide an application for consideration. If no application if submitted the Council will consider whether to take further action. This could ultimately result in formal enforcement action being taken. In the case of serious breaches, the Council may take action immediately.
Enforcement Notices can be appealed against and if an appeal is lodged, the notice will be held in abeyance pending the outcome of the appeal.
Where there is a breach of the requirements of an Enforcement Notice, Breach of Condition Notice, or a Stop Notice, the party concerned is guilty of an offence and the Council can initiate prosecution proceedings.