Planning
Tools:
Planning Explorer allows you to search the live planning database to see what applications have been received by the Planning Service. You can also track the progress of applications and find out what constraints apply to the property and who has been consulted. You can search on a number of fields within the database.
Planning Portal This is a website which has information about planning. It is a good place to look before you decide whether you need to put in a planning application. It also allows on line planning applications to be made.
Planning Aid - this organisation provides free, independent and professional advice and support to communities and individuals who cannot afford to hire a planning consultant. You may be eligible for free, independent, professional planning advice - call Planning Aid on 0870 850 9804 or visit their website at www.planningaid.rtpi.org.uk
Planning and Building Control is responsible for looking after development in Liverpool. We guide development to help to make Liverpool a premier European City: a place where people want to live, work, visit and invest.
What's New? (Including information about new rules for householder development from 1st October 2008)
Weekly Lists of Planning Applications Received
Planning and Building Control is split into five teams:
Development Control Team
Development Control is the way in which we decide how land in the city can be used: what can be built there, and what can't.
View our Development Control Charter![(PDF [32.6Kb] opens in new window)](/images/PDF.gif)
Development Plans Team
This team prepares plans to help with the future development and use of land in Liverpool.
They are responsible for the Council's Local Development Framework. This is a folder of local development documents that outline how planning will be managed within the city.
The most important of these is the Unitary Development Plan, which is the City's land use plan. It is used for making decisions on planning applications and for 'Supplementary Planning Guidance notes'. These help to explain in more detail the Council's planning policy needs for car parking, landscaping, disabled access, and so on.
The team also prepares policies for open space and shops; and has a key role in controlling housing land.
Find out more about our Adopted Documents.
Urban Design and Conservation Team
This team protects and enhances the City's Conservation Areas and Listed Buildings by encouraging good urban design. One of their most important tasks is protecting and getting improvements carried out on our Listed Buildings where these are at risk of falling into disrepair.
The team also look after the City's World Heritage Site status.
Building Control Team
Building Control makes sure that buildings are designed and built with the health and safety of occupiers, the public and visitors to the city in mind. Any proposal to erect a new building, extension of a building or alterations to existing buildings will need an application for Building Regulations approval.
A team of Plan Appraisal staff assess plans for building work which are submitted to us. When construction begins, the building work will be inspected at various stages by our team of Field Control Surveyors, to make sure everything is being built as agreed.
We are also responsible for the inspection of dangerous structures and premises open to unauthorised access. This includes derelict and abandoned buildings where children may enter and hurt themselves, or where a building is in danger of falling down and injuring people. If the owner does not make the building safe when we ask them to, we can carry out work to remove the danger and send them the bill afterwards.
We are also responsible for agreeing to and monitoring all Demolition Work. We must be told before any building is demolished.
Business Support Team
This team provides administrative support to all teams within Planning and Building Control.
They are responsible for the processing of all Planning and Building Control applications, and also for sending out consultation letters and issuing decisions on all applications.
They answer land charge enquiries relating to all aspects of Planning and Building Control, and provide site histories on properties.
Further Information About the Planning Application Process
What things are taken into account when deciding whether to grant or refuse permission?
By law, certain things must be taken into account:-
a) Local Planning Policies -The Statutory Development Plan is the Liverpool Unitary Development Plan (LUDP), adopted 2002, and the Regional Planning guidance for the North West (now RSS 13) The LUDP sets out most of the Council's planning policies and Supplementary Planning Guidance Notes/Documents (SPGs or SPDs), set out additional guidance and standards in more detail. For example, there is an SPG on House Extensions, which sets out the sizes of extensions which are usually acceptable, and a New Residential Development SPD.
b) Government Advice - set out in Planning Policy Guidance (PPG) Notes and Statements (PPS), Circulars, and Ministerial Statements.
c) Other Planning Issues and Material Considerations - eg., written comments of statutory consultees and neighbours. The Council can only take into account facts that are directly relevant to the planning process, eg., impact on light, privacy, noise, pollution, traffic and car parking provision. Issues such as loss of view, impact on property values, or commercial competition are not normally relevant planning considerations.
Each application must be considered on its merits but if a proposal meets the Council's policies and standards, planning permission will usually be granted, even if neighbour objections are received. Liverpool approves the majority of applications (approximately 90%).
Who decides whether to grant or refuse planning permission?
a) Professional Planning Officers - if the application is straightforward and meets Council policies, the Planning Manager has the delegated authority to determine most applications even if objections are received. Approximately 90% of applications are delegated to officers. The Scheme of Delegation WEB LINK extends to most refusals.
b) The Planning Committee - made up of elected Councillors - if the proposal is a major scheme, raises issues of planning importance or significant local concern. The Planning Committee meets every 3 weeks. Planning Officers prepare an agenda for each meeting. The agenda is available 5 working days before the meeting and can be viewed on the Planning Committee page of the City Council Website.
How do you find out further information about the planning application?
The application maybe inspected at the Ground Floor Reception, Millennium House, 60 Victoria Street, Liverpool, L1 6JF during the following hours Monday -Friday 8.00am -6.00pm (except during the bank and public holidays). The application, including forms and plans, will also be available on line at the Planning Explorer within one week of validation. You can also find out progress about the application here or you can telephone 0151 233 3021.
What can you do if you want your comments to be considered?
You may want to support the application or to object to it. If you want to make any comments on the application, you have the following options:
a) Write to the Planning Manager at the address overleaf, within the specified time period or email us. You can also use the consultation e-form. In accordance with the Council's Scheme of Delegation the Planning Manager can make decisions on non-major applications, even when comments have been made.
b) Attend Planning Committee - If the matter is to be reported to Planning Committee you can attend as an observer. The meetings are held in public. It is also usual practice that the applicant, objectors and other persons with an interest in the application can speak at the meeting. This is limited to 5 minutes and the Chair of Committee will usually try to avoid repetitions and irrelevant comments. Only people who have clearly asked in writing to be notified of the date of Committee will be informed in advance of the date.
c) Contact a Councillor - Ward Councillors might support your comments or articulate local views at Planning Committee. Councillors on the Planning Committee will not be able to express an opinion on the merits of an application before the Committee meeting.
What decision can be made?
a) The planning application can be approved, usually subject to conditions, for example, that brick samples be submitted to and approved by the Council before work begins. The Council must state its reasons for approval.
b) The planning application can be refused. The reasons given for refusal must be planning reasons.
If the application is refused, or if after 8 weeks the Council does not make a decision on it, the applicants have a right of appeal to the Planning Inspectorate, who will then determine the application. The Planning Inspectorate will advise on the length of time it is likely to take to determine an appeal. If an appeal is submitted, neighbours will be notified and given the opportunity to make further comments.
Neighbours by law have no current right of appeal, even if they disagree with the decision made by the City Council, the Planning Inspectorate or the Office of the Deputy Prime Minister.
How can you find out about the decision?
You can also find out progress about the application on the Planning Explorer or by telephoning 0151 233 3021. Liverpool Direct can tell you about progress on the application and whether it is likely to be determined by an Officer or the Planning Committee.
Contact us:
- By telephone: 0151 233 3021
- By email: planningandbuildingcontrol@liverpool.gov.uk
- In person: Millennium House, 60 Victoria Street, Liverpool, L1 6JP
- By mail: Planning, Municipal Buildings, Dale Street, Liverpool, L1 2DH