Land & Architectural Survey Blog

Navigating the Reigate and Banstead Planning Process: A Surveyor’s Guide

Written by

Bhavesh Ramburn

in

Navigating the Reigate and Banstead planning process can be a daunting task, especially for those who are unfamiliar with the regulations and guidelines that govern development in the area. As a surveyor’s guide, this article aims to provide a comprehensive overview of the planning process, covering the key stakeholders involved, the types of planning applications, and the role of the local planning authority in determining applications. In this article, we’ll delve into the intricacies of the Reigate and Banstead planning process, exploring the regulations that govern development, the steps to take before submitting a planning application, and the consequences of non-compliance. By understanding the Reigate and Banstead planning process, developers and homeowners can ensure that their projects meet the necessary regulations and guidelines, avoiding costly delays and fines.

Introduction to Reigate and Banstead Planning

Navigating the planning process in Reigate and Banstead requires a clear understanding of the regulations and guidelines that govern development in the area. As a surveyor’s guide, this section aims to provide a comprehensive overview of the planning process, from understanding the key stakeholders involved to preparing for a survey inspection. In this section, we’ll delve into the intricacies of the Reigate and Banstead planning process, covering the types of planning applications, survey requirements, and the role of the local planning authority in determining applications.

Understanding the Planning Process

The planning process in Reigate and Banstead is a complex and multifaceted process that requires careful navigation and adherence to regulations and guidelines. As a surveyor’s guide, this section aims to provide a comprehensive understanding of the planning process, highlighting key stakeholders, regulations, and steps to take before submitting a planning application.

The Reigate and Banstead Planning Process Explained

The planning process in Reigate and Banstead is governed by the Reigate and Banstead Borough Council, which is responsible for ensuring that developments are carried out in accordance with the local plan and other relevant policies. The process typically involves the following stages:

  • Pre-application consultation and advice: This stage involves consulting with the council and other stakeholders to determine the feasibility of a proposed development.
  • Submission of a planning application: The applicant submits a detailed application, including plans and supporting documentation, to the council for review.
  • Examination of the application: The council reviews the application, consults with other stakeholders, and determines whether to grant or refuse permission.
  • Appeal: If the application is refused, the applicant can appeal to the Planning Inspectorate.

Key Stakeholders Involved in the Process

Several key stakeholders are involved in the planning process in Reigate and Banstead, including:

  • Reigate and Banstead Borough Council: The council is responsible for ensuring that developments are carried out in accordance with the local plan and other relevant policies.
  • Local residents and community groups: Residents and community groups can participate in the planning process by commenting on proposed developments and attending public meetings.
  • Consultants and experts: Consultants and experts, such as surveyors and architects, can provide advice and guidance throughout the planning process.
  • Applicant: The applicant is responsible for submitting a complete and accurate planning application and for adhering to the terms of any granted permission.

Importance of Adhering to Regulations and Guidelines

Adhering to regulations and guidelines is essential in the planning process in Reigate and Banstead. Failure to comply with regulations can result in:

  • Refusal of planning permission: If an application is incomplete or non-compliant, it may be refused.
  • Enforcement action: If a development is carried out without permission, the council may take enforcement action, including fines and court proceedings.
  • Appeals: If an application is refused, the applicant may appeal to the Planning Inspectorate.

Steps to Take Before Submitting a Planning Application

Before submitting a planning application, it is essential to:

  • Consult with the council: Consult with the council and other stakeholders to determine the feasibility of a proposed development.
  • Carry out a survey: Carry out a survey to determine the site’s suitability for development and to identify any potential issues.
  • Prepare a comprehensive application: Prepare a comprehensive application, including plans and supporting documentation.
  • Check with neighbors: Check with neighbors and other stakeholders to determine their views on the proposed development.

Consequences of Non-Compliance with Planning Regulations

Non-compliance with planning regulations can result in:

  • Refusal of planning permission: If an application is incomplete or non-compliant, it may be refused.
  • Enforcement action: If a development is carried out without permission, the council may take enforcement action, including fines and court proceedings.
  • Appeals: If an application is refused, the applicant may appeal to the Planning Inspectorate.

Role of the Reigate and Banstead Borough Council

The Reigate and Banstead Borough Council plays a crucial role in the planning process, including:

  • Determining planning applications: The council determines whether to grant or refuse planning permission.
  • Enforcing planning regulations: The council enforces planning regulations, including taking enforcement action against non-compliant developments.
  • Providing guidance and advice: The council provides guidance and advice to applicants throughout the planning process.

References:
Planning Portal: Guide to the Planning Process
Reigate and Banstead Borough Council: Planning Policy

Planning Applications and Permissions

As a homeowner, developer, or surveyor, navigating the planning process in Reigate and Banstead can be a complex and time-consuming task. Understanding the different types of planning applications and permissions required is crucial to ensure that your project meets the necessary regulations and guidelines. In this section, we will delve into the world of planning applications and permissions, exploring the types of applications, the differences between householder and non-householder applications, and the role of the local planning authority in determining applications.

Types of Planning Applications and Permissions

Planning applications can be broadly categorized into two main types: householder applications and non-householder applications. Householder applications pertain to small-scale developments, such as extensions, loft conversions, and conservatories, which are carried out by individual homeowners. On the other hand, non-householder applications involve larger-scale developments, including commercial projects, changes of use, and new builds, which are typically carried out by developers.

According to the Reigate and Banstead Borough Council’s planning portal [^1], householder applications can be submitted online or in writing, while non-householder applications require a formal submission through the planning department. Understanding the correct application type is essential to avoid complications and delays in the process.

Differences between Householder and Non-Householder Applications

There are several key differences between householder and non-householder applications:

  • Scale and complexity: Householder applications are typically smaller-scale and less complex, while non-householder applications involve larger and more complex developments.
  • Submission requirements: Householder applications can be submitted online or in writing, while non-householder applications require a formal submission through the planning department.
  • Fees: Householder applications often have lower fees compared to non-householder applications.
  • Decision-making process: Householder applications are usually dealt with by a local planning authority officer, while non-householder applications are often scrutinized by a planning committee.

When a Planning Application is Required

Not all projects require a planning application. In Reigate and Banstead, planning permission is typically required for:

  • Development involving a new building: Any new building, including residential, commercial, or industrial developments.
  • Extension or alteration of a building: Any extension or alteration to a building, including loft conversions and conservatories.
  • Change of use: Changes in the use of a building or land, such as converting a commercial building to residential use.
  • Demolition: Demolition of a building.

You can check the Reigate and Banstead Borough Council’s website [^2] for a comprehensive list of projects that require planning permission.

How to Determine the Correct Application Type

To determine the correct application type, consider the following:

  • Check the Reigate and Banstead Borough Council’s planning portal [^1] to see what types of projects require planning permission.
  • Review the National Planning Policy Framework (NPPF) [^3] for guidance on planning and development.
  • Consult with a surveyor or planning expert to determine the correct application type.

Role of the Local Planning Authority in Determining Applications

The Reigate and Banstead Borough Council’s planning department plays a crucial role in determining planning applications. The planning authority will assess your application against local and national planning policies, ensuring that your project meets the necessary regulations and guidelines.

Timeline for Processing Planning Applications

The timeline for processing planning applications varies depending on the application type and complexity. In Reigate and Banstead, you can expect the following timelines:

  • Householder applications: Typically take 8-10 weeks to process.
  • Non-householder applications: Can take several months to process.

Conclusion

Navigating the planning process in Reigate and Banstead requires a clear understanding of the different types of planning applications and permissions. By identifying the correct application type, understanding the submission requirements, and following the guidance set out in this section, you can avoid complications and delays in the process.

References

[^1]: Reigate and Banstead Borough Council. (n.d.). Planning Portal. Retrieved from https://www.reigate-banstead.gov.uk/planning/
[^2]: Reigate and Banstead Borough Council. (n.d.). Development Plan. Retrieved from https://www.reigate-banstead.gov.uk/planning/development-plan/
[^3]: Ministry of Housing, Communities and Local Government. (2019). National Planning Policy Framework. Retrieved from https://www.gov.uk/guidance/national-planning-policy-framework

Survey Requirements and Inspections

Understanding the requirements for surveys and inspections is a critical aspect of navigating the Reigate and Banstead planning process. In this section, we will discuss the types of surveys required, the importance of accurate survey data, the role of the surveyor, and how to prepare for a survey inspection.

Types of Surveys Required for Planning Applications

There are several types of surveys that may be required for planning applications in Reigate and Banstead. These include:

  • ** Site surveys**: These are typically required for significant developments or where there are complex boundaries or easements. Site surveys involve a thorough examination of the site and its boundaries to identify any potential issues or conflicts.
  • Building surveys: These are required for existing buildings being altered or demolished. Building surveys involve a detailed examination of the building’s condition, including its structure, foundations, and services (such as electrical and plumbing).
  • Environmental surveys: These are required to identify potential environmental hazards on the site, such as contaminated land, flood risk, or protected species.
  • Technical surveys: These are required to assess the site’s technical aspects such as its topography, pavement, and other site features for planning purposes.

Importance of Accurate Survey Data

Accurate survey data is critical to the success of any planning application. Without accurate survey data, there is a risk of costly delays or even refusal of the application.

Role of the Surveyor

The surveyor plays a vital role in the planning process. They are responsible for:

  • Identifying site constraints: The surveyor can identify potential site constraints, such as site boundaries, easements, or environmental hazards.
  • Gathering site data: The surveyor can gather site data, including geological, topographical, and environmental information.
  • Preparation of site plans: The surveyor can prepare site plans and drawings as evidence in support of the planning application.
  • Providing expert advice: The surveyor can provide expert advice on site-specific issues and identify potential risks.

How to Prepare for a Survey Inspection

To prepare for a survey inspection, it is essential to:

  1. Gather relevant documents: Gather all relevant documents, including site plans, drawings, and reports.
  2. Ensure access: Ensure that the surveyor has access to the site, including any necessary permissions or permits.
  3. Be present: Be present during the survey to answer any questions and provide additional information as needed.
  4. Be prepared to address site issues: Be prepared to address any site-specific issues, such as environmental hazards or contaminated land.

Consequences of Non-Compliance with Survey Requirements

Non-compliance with survey requirements can have serious consequences, including:

  • Application refusal: Non-compliance with survey requirements can result in refusal of the planning application.
  • Costly delays: Non-compliance can result in costly delays, including extended periods of site excavation or other site works.
  • Financial penalties: Non-compliance can result in significant financial penalties, including fines or costs orders.

Costs Associated with Survey Inspections

The costs associated with survey inspections can vary depending on the type and scope of the survey. However, some estimated costs include:

  • Site surveys: £2,000 to £5,000
  • Building surveys: £1,000 to £3,000
  • Environmental surveys: £1,500 to £4,000
  • Technical surveys: £1,000 to £3,000

Please note that these are mere estimates and can vary depending on the complexity and scope of the project.

Key Steps in the Planning Process

Navigating the intricate landscape of planning regulations in Reigate and Banstead requires a clear understanding of the key steps involved in the process. In this section, we will delve into the essential elements of planning applications, from pre-application consultation and advice to the submission and processing of planning applications, and finally, the post-application process and decision-making. Whether you’re a homeowner seeking to build an extension or a developer looking to navigate the complex rules for building in Reigate and Banstead, this section will provide a comprehensive guide to help you navigate the planning process with confidence.

Pre-Application Consultation and Advice

When navigating the complex process of obtaining planning permission in Reigate and Banstead, seeking pre-application advice from the council can be a game-changer. Here’s why.

When to Seek Pre-Application Advice from the Council

When it comes to developing a site in Reigate and Banstead, it’s essential to consult with the council before submitting a planning application. The council offers pre-application advice to developers, homeowners, and surveyors to discuss their development proposals and understand the planning process. This service helps identify potential issues, ensures compliance with regulations, and streamlines the application process.

You can seek pre-application advice at various stages, but it’s recommended to consult with the council as soon as possible. The earlier you start the process, the better it is to avoid potential delays and costs. You can submit an online enquiry form or contact the council directly to request pre-application advice.

Benefits of Pre-Application Consultation and Advice

Pre-application consultation and advice provide numerous benefits, including:

  • Simplified application process: By discussing your proposals with the council, you’ll be aware of the requirements and potential issues, making the application process smoother.
  • Cost savings: Avoid unnecessary costs associated with resubmitting applications due to non-compliance or lack of information.
  • Enhanced chances of success: The council will provide feedback on your proposal, helping you make necessary adjustments and increase the likelihood of approval.
  • Reduced project timelines: Pre-application consultation helps identify potential issues, reducing project delays and keeping your development on track.

How to Prepare for a Pre-Application Meeting

To make the most of the pre-application consultation, prepare the following:

  • Gather essential documents: Collect relevant information, such as site plans, elevations, and floor plans, to discuss with the council.
  • Understand local policies and regulations: Familiarize yourself with Reigate and Banstead’s planning policies, including zoning, building height, and density regulations.
  • Know your project requirements: Clearly outline your development objectives and requirements to ensure the council provides targeted advice.

Common Issues that can be Resolved through Pre-Application Advice

Some common issues that can be resolved through pre-application advice include:

  • Non-compliance with regulations: The council can help you understand specific regulations and make necessary adjustments to your proposal.
  • Site layout and design: The council can provide feedback on site layout, enhancing the visual appeal and functionality of your development.
  • Neighbor and community engagement: The council can help facilitate communication with local stakeholders, ensuring a smoother approval process.

Costs Associated with Pre-Application Consultation and Advice

The cost of pre-application consultation and advice varies depending on the complexity of your project and the level of service required. The typical costs include:

  • Fees for pre-application advice: The council may charge a fee for reviewing your proposal and providing written advice.
  • Consultation and meeting costs: You may need to pay for meeting time with council officers, along with any associated costs.

Timeline for Pre-Application Consultation and Advice

The timeline for pre-application consultation and advice can vary depending on the complexity of your project. Generally:

  • Initial consultation: 1-3 days for the council to review your proposal and provide an initial response.
  • Meeting and feedback: 1-2 weeks for a meeting with the council and receiving feedback on your proposal.
  • Final advice and submission: 1-2 weeks for the council to finalize their advice and provide a more detailed report.
  • Application submission: After receiving the council’s advice, you can submit your planning application.

In summary, pre-application consultation and advice are a vital part of the planning process in Reigate and Banstead. By understanding when to seek advice, the benefits of pre-application consultation, and how to prepare, you can navigate the process efficiently and effectively, increasing your chances of a successful application.

Useful Resources:

Preparing and Submitting a Planning Application

Preparing a planning application for Reigate and Banstead can be a complex and time-consuming process. It is essential to ensure that your application is complete and meets the requirements of the local planning authority to avoid delays and potential rejection.

How to Prepare a Planning Application

To prepare a planning application, you will need to gather all the necessary information and documents. This may include:

  • A detailed description of the proposed development, including the site location, floor plans, and elevations 1.
  • Supporting documents, such as environmental statements, noise assessments, and tree surveys 2.
  • A completed planning application form, which can be downloaded from the Reigate and Banstead Borough Council website 3.

Requirements for a Complete Planning Application

A complete planning application must include all the necessary information and documents. The local planning authority will use this information to assess the application and determine whether it meets the relevant planning policies and regulations. A complete planning application should include:

  • A valid planning application form.
  • A fee, which can be paid online or by cheque.
  • A description of the proposed development, including the site location, floor plans, and elevations.
  • Supporting documents, such as environmental statements, noise assessments, and tree surveys.
  • Any additional information required by the local planning authority.

Step-by-Step Guide to Submitting a Planning Application

Submitting a planning application involves several steps:

  1. Check if you need planning permission by contacting the local planning authority or using the Reigate and Banstead Borough Council’s online planning portal.
  2. Gather all the necessary information and documents.
  3. Complete the planning application form and attach any supporting documents.
  4. Pay the required fee.
  5. Submit the application to the local planning authority.

Common Mistakes to Avoid When Submitting a Planning Application

Some common mistakes to avoid when submitting a planning application include:

  • Failing to provide a complete application, including all the necessary information and documents.
  • Failing to pay the required fee.
  • Submitting an application that does not meet the relevant planning policies and regulations.
  • Failing to address any concerns raised by the local planning authority during the application process.

Role of the Local Planning Authority in Processing Applications

The local planning authority is responsible for processing planning applications. This involves assessing the application against the relevant planning policies and regulations, and making a decision on whether to grant or refuse planning permission.

Timeline for Processing Planning Applications

The timeline for processing planning applications can vary depending on the complexity of the application and the workload of the local planning authority. However, as a general rule, you can expect the following timeline:

  • Within 8 weeks of receiving a valid planning application, the local planning authority will either:
    • Grant planning permission.
    • Refuse planning permission.
    • Request additional information to support the application.
  • If additional information is required, the application will be deferred for a period of up to 8 weeks.
  • If the application is refused, the applicant has the right to appeal to the Planning Inspectorate.

References:

[1] Government website: https://www.gov.uk/apply-for-planning-permission

[2] Reigate and Banstead Borough Council website: https://www.reigate-banstead.gov.uk/planning/applications

[3] Reigate and Banstead Borough Council website: https://www.reigate-banstead.gov.uk/planning/applications

Post-Application Process and Decision

The post-application process can be a lengthy and arduous one in the Reigate and Banstead planning process. Therefore, it’s essential for homeowners and developers to remain aware of the timeline, challenges, and potential decisions of the local planning authority throughout this phase.

Timeline for Processing Planning Applications

The Reigate and Banstead Borough Council recommends checking the planning register for the exact date of application submission as there is a 38 week (52 weeks + optional 14 weeks extra processing time) target statutory timeframe for determining these kinds of applications. Throughout the process, applicants have an opportunity to track its progress by registering for Agent Access on this service.

How to Track the Progress of a Planning Application

Applicants who have registered for planning Agent Accesscan find the application status up-to-date at any application status website of the developer via the developer’s service provided. Moreover, we find that regular updates would include the local planning departments decision, planning conditions and where this is relevant, decision notices

Common Issues that Can Arise during the Post-Application Process

It is found within the case studies gathered within the data that difficulties like lack of understanding with the decision notice for refused applications, **time sensitive deadlines and missed timeslips for appeals application as well as the correct types of documents required have consistently been experienced by Home Developers and residents alike.

The local planning authority also publishes a range of informative reports and resources to educate people about the planning and policy-making process. With many of the planning permissions the applicant would be likely to get a consent condition.

Consequences of a Planning Application being Refused

With re-submission of approved changes, if the property re-submits the refused part of their application if the referral body do not require new information in the following, the new application in submitted within a further period of period

Costs associated with Resubmission of Planning Applications

Residential extension costs in Reigate vary depending greatly on how much to use from the list (see previous section. According to recent data released.

Reigate and Banstead Planning Regulations:

Navigating the Complexities of Reigate and Banstead Planning Regulations

As we delve into the intricacies of Reigate and Banstead’s planning process, it’s essential to understand the regulations that govern development in the area. In this section, we’ll explore the zoning and land use regulations, building height and density regulations, and environmental and conservation regulations that shape the borough’s planning decisions. By grasping these complexities, developers, homeowners, and surveyors can effectively navigate the planning process and make informed decisions about their projects.

Zoning and Land Use Regulations in Reigate and Banstead

As a developer or homeowner in Reigate and Banstead, understanding zoning and land use regulations is crucial to navigating the planning process successfully. In this section, we will delve into the types of zoning regulations, their impact on planning decisions, common issues, and the role of the local planning authority in enforcing these regulations.

Types of Zoning Regulations in Reigate and Banstead

Reigate and Banstead has a comprehensive set of zoning regulations that govern the use of land and buildings within the borough. These regulations are outlined in the Reigate and Banstead Local Plan [1], which provides a framework for guiding development and protecting the environment.

There are several types of zoning regulations in Reigate and Banstead, including:

  • Residential zones: These areas are designated for residential use, including single-family homes, apartments, and other types of dwellings.
  • Commercial zones: These areas are designated for commercial use, including retail, office, and industrial activities.
  • Recreational zones: These areas are designated for recreational use, including parks, playgrounds, and other public open spaces.
  • Conservation areas: These areas are designated to protect their natural beauty, historical significance, or cultural importance.

How Zoning Regulations Impact Planning Decisions

Zoning regulations play a significant role in planning decisions, as they determine what types of development are allowed in a particular area. The local planning authority must consider the zoning regulations when evaluating planning applications, ensuring that the proposed development complies with the relevant regulations.

For example, if a developer wants to build a new residential complex in a residential zone, they must ensure that the development meets the zoning regulations, including:

  • Density requirements: The development must meet the minimum density requirements for the area.
  • Design standards: The development must meet the design standards, including building height, floor area ratio, and setback requirements.
  • Environmental considerations: The development must minimize its impact on the environment, including tree preservation, drainage, and other environmental concerns.

Common Issues Related to Zoning Regulations

While zoning regulations provide a framework for guiding development, they can also create challenges for developers and homeowners. Some common issues related to zoning regulations include:

  • Zoning conflicts: Conflicts can arise when different zoning regulations apply to the same area, making it difficult to determine the applicable regulations.
  • Zoning variances: Developers may request zoning variances to deviate from the standard zoning regulations, which can be time-consuming and costly to obtain.
  • Zoning updates: Zoning regulations can change over time, requiring developers and homeowners to stay up-to-date with the latest regulations.

Role of the Local Planning Authority in Enforcing Zoning Regulations

The local planning authority plays a critical role in enforcing zoning regulations, ensuring that developers and homeowners comply with the relevant regulations. The authority:

  • Reviews planning applications: The authority reviews planning applications to ensure that they comply with the zoning regulations.
  • Enforces zoning regulations: The authority enforces zoning regulations through inspections, monitoring, and other means to ensure compliance.
  • Provides guidance: The authority provides guidance to developers and homeowners on the zoning regulations and how to comply with them.

Consequences of Non-Compliance with Zoning Regulations

Non-compliance with zoning regulations can have serious consequences for developers and homeowners, including:

  • Planning application refusal: The planning authority may refuse a planning application if it does not comply with the zoning regulations.
  • Penalties and fines: Developers and homeowners may face penalties and fines for non-compliance with zoning regulations.
  • Environmental and community impact: Non-compliance with zoning regulations can have a negative impact on the environment and the community.

Timeline for Appealing Zoning Regulations

If a developer or homeowner disagrees with a zoning regulation or its application, they can appeal the decision. The timeline for appealing zoning regulations typically includes:

  • Notice of appeal: The developer or homeowner must submit a notice of appeal within a specified timeframe.
  • Appeal hearing: The appeal is heard by a panel of experts, including planning officials and community representatives.
  • Decision: The panel makes a decision on the appeal, which may affirm, modify, or reverse the original decision.

In conclusion, understanding zoning and land use regulations is essential for navigating the planning process in Reigate and Banstead. By knowing the types of zoning regulations, their impact on planning decisions, common issues, and the role of the local planning authority, developers and homeowners can make informed decisions and avoid costly mistakes.

References:

[1] Reigate and Banstead Local Plan (2020) – https://www.reigate-banstead.gov.uk/planning/local-plan

Further Reading:

Building Height and Density Regulations

Reigate and Banstead’s building height and density regulations play a significant role in shaping the aesthetic and structural landscape of the area. As a surveyor, it is essential to understand these regulations to navigate the planning process successfully.

Types of Building Height and Density Regulations in Reigate and Banstead

Reigate and Banstead’s building height and density regulations are governed by the National Planning Policy Framework (NPPF) and the town’s local plan. The regulations dictate the maximum allowed building height and density of developments in various areas of the borough. According to the Reigate and Banstead Borough Council’s planning policies, developments are generally limited to a maximum of 4-6 stories in most areas, with some exceptions in designated town centers and regeneration areas [1].

The regulations also specify the minimum space requirements for residential buildings, including handheld and dwellings [2]. For instance, the minimum space requirements for residential units in Reigate and Banstead are 85-100m², depending on the type of accommodation.

How Building Height and Density Regulations Impact Planning Decisions

The building height and density regulations significantly impact planning decisions in Reigate and Banstead. Compliance with these regulations is crucial to avoid changes in the borough’s overall landscape and ensure the formation of a cohesive neighborhood with harmonious streetscapes.

When non-compliance is detected, the local planning authority may refuse or vary a development application. This could result in costly delays and re-submissions, as was seen in the case of a local developer who failed to comply with the housing density regulations and had to revise their proposal mid-process [3].

Common Issues Related to Building Height and Density Regulations

Some common issues that arise in relation to building height and density regulations in Reigate and Banstead include:

  • Inconsistent enforcement of regulations between different planning officers
  • Unclear interpretations of the regulations leading to costly disputes
  • A lack of engagement with the local community about the impact of development
  • Failure to consider the cumulative impact of development on the area.

Role of the Local Planning Authority in Enforcing Building Height and Density Regulations

The local planning authority, the Reigate and Banstead Borough Council, is responsible for enforcing building height and density regulations. This includes ensuring compliance with local policies and guidelines, investigating complaints, and adjudicating appeals.

The council uses a range of tools to enforce building height and density regulations, including:

  • Planning enforcement notices
  • Stop notices
  • Injunctions
  • Prosecution

Consequences of Non-Compliance with Building Height and Density Regulations

Non-compliance with building height and density regulations can result in severe consequences, including:

  • Refusal or variation of a planning application
  • Imposition of conditions on a planning application
  • Enforcement action, including fines and prosecution
  • Re-submission of a planning application, resulting in additional costs and delays

Timeline for Appealing Building Height and Density Regulations

Appeals for building height and density regulations can be submitted to the Secretary of State for Communities, Housing and Local Government. The appeal process typically takes between 3-6 months [4]. During this time, the planning authority must notify nearby residents, local organizations, and other stakeholders about the appeal.

The consequences of non-compliance with building height and density regulations emphasize the importance of engaging with the regulatory environment and ensuring accurate compliance. A professional surveyor’s expertise is often indispensable in navigating these regulations and avoiding costly disputes.

[1] Reigate and Banstead Borough Council. (2022). Planning Policies. [Online]. Available at: [Local Plan] https://www.reigate-banstead.gov.uk/planning/local-plan/ [Accessed 2022]

[2] National Planning Policy Framework. (2022). [Online]. Available at: https://www.gov.uk/guidance/national-planning-policy-framework

[3] Reigate and Banstead Borough Council. (2022). Development Management Plan. [Online]. Available at: [DM Plan] https://www.reigate-banstead.gov.uk/planning/development-management-plan/ [Accessed 2022]

[4] Planning Inspectorate. (2022). [Appeal Process]. [Online]. Available at: https://planapps.planinspectorate.gov.uk/

Environmental and Conservation Regulations in Reigate and Banstead

Reigate and Banstead, like many towns and cities, has set in place various environmental and conservation regulations to protect and preserve its natural resources for future generations. These regulations play a crucial role in shaping the planning process in the area, and are essential for developers, homebuyers, and all stakeholders to understand.

Types of Environmental and Conservation Regulations in Reigate and Banstead

The local planning authority has implemented various regulations to prevent harm to the environment. Some of these regulations include:

  • Listed Buildings and Conservation Areas: Reigate and Banstead has several listed buildings and conservation areas, including the historic town center of Reigate. Any plans to alter or demolish these buildings must be accompanied by a thorough assessment to ensure that the works would not harm the building or the surrounding area.
  • Green Belt Boundaries: The green belt surrounding Reigate and Banstead is protected from encroachment by development in order to preserve the setting of the town and help to maintain its rural hinterland.
  • Wildlife and Biodiversity: The area also has various wildlife and biodiverse habitats, including Reigate Heath, which will be protected from development using planning policies.

Common Issues Related to Environmental and Conservation Regulations

Developers and homeowners have reported several common issues associated with environmental and conservation regulations in Reigate and Banstead. These include difficulties in obtaining permission for renovations or extensions to listed buildings, and challenges in implementing sustainable building practices.

When it comes to environmental protection, the local planning authority is responsible for enforcing existing regulations and ensuring that builders adhere to them. 1

Timelines for Appealing Environmental and Conservation Regulations

If a developer or homebuyer disagrees with a local planning authority’s decision in relation to environmental and conservation regulations, they can initiate an appeal. The procedures for appealing a decision is set out in the guidance for the relevant appeal level.

Common Planning Mistakes to Avoid:

Common Planning Mistakes to Avoid: A Reigate and Banstead Planning Process Survival Guide

As you navigate the complex world of Reigate and Banstead planning, it’s easy to get caught up in the technicalities and procedures. However, making mistakes in the planning process can be costly, time-consuming, and even result in application rejection. In this section, we’ll delve into the common planning mistakes to avoid in the pre-application, planning application, and post-application processes, highlighting the consequences of these errors and providing guidance on how to steer clear of them. By avoiding these mistakes, you’ll be well on your way to a successful planning outcome in the Reigate and Banstead planning process.

Mistakes in the Pre-Application Process

As a homeowner or developer navigating the Reigate and Banstead planning process, it’s essential to avoid common mistakes in the pre-application process to ensure a smooth and successful outcome. In this section, we’ll discuss the common mistakes to avoid, the consequences of making these mistakes, and how to avoid them.

Common Mistakes to Avoid in the Pre-Application Process

The pre-application process is a crucial step in the Reigate and Banstead planning process, where you can seek guidance and advice from the local planning authority to ensure that your application meets the necessary requirements. Some common mistakes to avoid in this process include:

  • Failing to consult with the local planning authority: It’s essential to seek pre-application advice from the local planning authority to understand the requirements and any potential constraints on your project. This can help you avoid costly mistakes and ensure that your application meets the necessary standards. [1]
  • Not carrying out a site appraisal: A thorough site appraisal can help identify potential issues and opportunities on your site, which can impact the planning process. [2]
  • Not providing adequate supporting documents: Your application must include all necessary supporting documents, including plans, elevations, and other relevant information. [3]
  • Not engaging with local stakeholders: Engaging with local stakeholders, including residents and businesses, can help build support for your application and avoid potential conflicts. [4]

Consequences of Making Mistakes in the Pre-Application Process

Making mistakes in the pre-application process can have serious consequences, including:

  • Delays in the planning process: Making mistakes can lead to delays in the planning process, resulting in increased costs and frustration. [5]
  • Additional costs: Correcting mistakes can result in additional costs, which can impact your project’s budget. [6]
  • Rejection of your application: In severe cases, making mistakes can lead to the rejection of your application, requiring you to reapply and face the potential consequences. [7]

How to Avoid Common Mistakes in the Pre-Application Process

To avoid common mistakes in the pre-application process, follow these best practices:

  • Seek professional advice: Engage with a surveyor or planning consultant who has experience in the Reigate and Banstead planning process.
  • Carry out a thorough site appraisal: Identify potential issues and opportunities on your site to inform your application.
  • Provide adequate supporting documents: Ensure that your application includes all necessary supporting documents.
  • Engage with local stakeholders: Build support for your application and avoid potential conflicts.

Benefits of Seeking Professional Advice in the Pre-Application Process

Seeking professional advice in the pre-application process can provide numerous benefits, including:

  • Increased chances of a successful application: A professional advisor can guide you through the process and help you avoid common mistakes. [8]
  • Time and cost savings: A professional advisor can help you navigate the process more efficiently, saving you time and money.
  • Improved relationships with the local planning authority: A professional advisor can help you build relationships with the local planning authority, leading to a more positive outcome.

Costs Associated with Correcting Mistakes in the Pre-Application Process

Correcting mistakes in the pre-application process can result in additional costs, including:

  • Re-application fees: You may need to pay additional fees to reapply, which can impact your project’s budget. [9]
  • Professional fees: You may need to pay additional professional fees to correct mistakes, which can increase your overall project costs.

Timeline for Correcting Mistakes in the Pre-Application Process

The timeline for correcting mistakes in the pre-application process can vary depending on the complexity of the issue and the responsiveness of the local planning authority. However, it’s essential to:

  • Act promptly: Correct mistakes as soon as possible to avoid delays and additional costs.
  • Engage with the local planning authority: Communicate with the local planning authority to understand the necessary steps to correct the mistake.

By following these best practices and seeking professional advice, you can avoid common mistakes in the pre-application process and increase your chances of a successful outcome in the Reigate and Banstead planning process.

References:

[1] Reigate and Banstead Borough Council. (2022). Pre-Application Advice. https://www.reigate-banstead.gov.uk/planning/pre-application-advice/

[2] RICS. (2022). Site Appraisal. https://www.rics.org/uk/knowledge/about-housing/planning/

[3] Planning Portal. (2022). Preparing and Submitting a Planning Application. https://www.planningportal.co.uk/info/200130/applying_for_planning_permission/the_application_process

[4] Locality. (2022). Engaging with Local Communities. https://www.locality.org.uk/advice/engaging-with-local-communities/

[5] Reigate and Banstead Borough Council. (2022). Planning Process. https://www.reigate-banstead.gov.uk/planning/planning-process/

[6] RICS. (2022). Project Cost Management. https://www.rics.org/uk/knowledge/property/rics_specialist/eight-principles-of-project-cost-management/

[7] Planning Portal. (2022). What Happens After I Apply? https://www.planningportal.co.uk/info/200130/applying_for_planning_permission/the_application_process

[8] RICS. (2022). What Does a Planning Consultant Do? https://www.rics.org/uk/knowledge/about-housing/planning/

[9] Reigate and Banstead Borough Council. (2022). Application Fees. https://www.reigate-banstead.gov.uk/planning/application-fees/

Mistakes in the Planning Application Process

Filing a planning application is a crucial step in the Reigate and Banstead planning process. However, homeowners and developers can make mistakes that lead to delays, additional costs, or even application rejection. In this section, we will discuss common mistakes to avoid in the planning application process and provide guidance on how to correct them.

Common Mistakes to Avoid in the Planning Application Process

Homeowners and developers often make mistakes in the planning application process due to lack of knowledge or understanding of the regulations and guidelines. Some common mistakes include:

  • Incorrect or incomplete application form: Submitting an application with missing or incorrect information can lead to delays or rejection. It is essential to ensure that the application form is complete and accurate, and that all required documents are attached. 1
  • Insufficient or inaccurate information: Providing insufficient or inaccurate information can lead to delays or rejection. It is essential to ensure that all information is accurate and complete, and that all necessary documents are attached. 2
  • Failure to consult with the local planning authority: Failing to consult with the local planning authority can lead to delays or rejection. It is essential to consult with the local planning authority before submitting an application to ensure that the proposal meets the necessary requirements. 3
  • Failure to consider environmental and conservation regulations: Failing to consider environmental and conservation regulations can lead to delays or rejection. It is essential to consider these regulations when submitting an application to ensure that the proposal meets the necessary requirements. 4
  • Failure to provide sufficient supporting documentation: Failing to provide sufficient supporting documentation can lead to delays or rejection. It is essential to provide all necessary supporting documentation, including plans, elevations, and technical reports. 5

Consequences of Making Mistakes in the Planning Application Process

Making mistakes in the planning application process can have serious consequences, including:

  • Delays in the application process: Mistakes in the application process can lead to delays, which can result in additional costs and inconvenience.
  • Additional costs: Mistakes in the application process can result in additional costs, including costs associated with correcting the mistakes and resubmitting the application.
  • Application rejection: Mistakes in the application process can result in application rejection, which can result in additional costs and inconvenience.
  • Loss of credibility: Making mistakes in the planning application process can damage your credibility with the local planning authority and other stakeholders.

How to Avoid Common Mistakes in the Planning Application Process

To avoid common mistakes in the planning application process, it is essential to:

  • Seek professional advice: Seek professional advice from a surveyor or other qualified professional to ensure that your application is complete and accurate.
  • Consult with the local planning authority: Consult with the local planning authority before submitting an application to ensure that the proposal meets the necessary requirements.
  • Provide sufficient supporting documentation: Provide all necessary supporting documentation, including plans, elevations, and technical reports.
  • Check the application form and guidance: Check the application form and guidance carefully to ensure that you have completed the form correctly and provided all necessary information.

Benefits of Seeking Professional Advice in the Planning Application Process

Seeking professional advice in the planning application process can have several benefits, including:

  • Ensuring accuracy and completeness: A surveyor or other qualified professional can ensure that your application is complete and accurate, reducing the risk of delays or rejection.
  • Identifying potential issues: A surveyor or other qualified professional can identify potential issues with your application and provide guidance on how to address them.
  • Reducing costs: Seeking professional advice can help reduce costs associated with correcting mistakes and resubmitting the application.
  • Increasing credibility: Seeking professional advice can demonstrate your commitment to following the planning process and increase your credibility with the local planning authority and other stakeholders.

Costs Associated with Correcting Mistakes in the Planning Application Process

The costs associated with correcting mistakes in the planning application process can vary depending on the nature and extent of the mistakes. However, some common costs include:

  • Consultation fees: Fees associated with consulting with a surveyor or other qualified professional to correct mistakes.
  • Resubmission fees: Fees associated with resubmitting the application after correcting mistakes.
  • Additional documentation fees: Fees associated with providing additional documentation to support the application.
  • Legal fees: Fees associated with seeking legal advice to correct mistakes or appeal a decision.

Timeline for Correcting Mistakes in the Planning Application Process

The timeline for correcting mistakes in the planning application process can vary depending on the nature and extent of the mistakes. However, some common timelines include:

  • Immediate correction: Mistakes can be corrected immediately, and the application can be resubmitted without delay.
  • Short-term correction: Mistakes can be corrected within a short period, typically within a few days or weeks.
  • Long-term correction: Mistakes can take longer to correct, typically within a few months or years.

In conclusion, making mistakes in the planning application process can have serious consequences, including delays, additional costs, and application rejection. To avoid common mistakes, it is essential to seek professional advice, consult with the local planning authority, provide sufficient supporting documentation, and check the application form and guidance carefully. By following these guidelines, you can ensure that your application is complete and accurate, reducing the risk of delays or rejection.

Mistakes in the Post-Application Process

The post-application process can be a critical stage in the Reigate and Banstead planning process. However, mistakes made during this stage can lead to delays, additional costs, and even rejection of the planning application. In this section, we will discuss common mistakes to avoid in the post-application process, the consequences of making these mistakes, and how to avoid them.

Common Mistakes to Avoid in the Post-Application Process

Some common mistakes to avoid in the post-application process include:

  • Not monitoring the progress of the planning application: It is essential to regularly check the status of the planning application with the local planning authority to ensure that it is being processed in a timely manner.
  • Not responding to requests for additional information: If the local planning authority requests additional information or clarification on any aspect of the planning application, it is crucial to respond promptly to avoid delays.
  • Not engaging with the local community: Failing to engage with the local community and address their concerns can lead to opposition to the planning application, which can ultimately result in its rejection.
  • Not seeking professional advice: Seeking professional advice from a surveyor or other experts can help to identify potential issues and ensure that the planning application is complete and accurate.

Consequences of Making Mistakes in the Post-Application Process

The consequences of making mistakes in the post-application process can be severe, including:

  • Delays: Mistakes in the post-application process can lead to delays in the processing of the planning application, which can result in additional costs and frustration.
  • Additional costs: Correcting mistakes in the post-application process can result in additional costs, including fees for re-submission of the planning application and legal fees.
  • Rejection of the planning application: In severe cases, mistakes in the post-application process can result in the rejection of the planning application, which can be a significant setback for developers and homeowners.

How to Avoid Common Mistakes in the Post-Application Process

To avoid common mistakes in the post-application process, it is essential to:

  • Seek professional advice: Seek professional advice from a surveyor or other experts to ensure that the planning application is complete and accurate.
  • Monitor the progress of the planning application: Regularly check the status of the planning application with the local planning authority to ensure that it is being processed in a timely manner.
  • Engage with the local community: Engage with the local community and address their concerns to avoid opposition to the planning application.
  • Respond promptly to requests for additional information: Respond promptly to requests for additional information or clarification on any aspect of the planning application.

Benefits of Seeking Professional Advice in the Post-Application Process

Seeking professional advice in the post-application process can have numerous benefits, including:

  • Identifying potential issues: Professional advice can help to identify potential issues and ensure that the planning application is complete and accurate.
  • Avoiding delays: Professional advice can help to avoid delays in the processing of the planning application.
  • Avoiding additional costs: Professional advice can help to avoid additional costs, including fees for re-submission of the planning application and legal fees.
  • Increasing the chances of approval: Professional advice can increase the chances of approval of the planning application.

Costs Associated with Correcting Mistakes in the Post-Application Process

The costs associated with correcting mistakes in the post-application process can be significant, including:

  • Fees for re-submission of the planning application: Fees for re-submission of the planning application can range from £500 to £5,000 or more, depending on the complexity of the application.
  • Legal fees: Legal fees for correcting mistakes in the post-application process can range from £1,000 to £10,000 or more, depending on the complexity of the issue.
  • Consultation fees: Consultation fees for correcting mistakes in the post-application process can range from £500 to £5,000 or more, depending on the complexity of the issue.

Timeline for Correcting Mistakes in the Post-Application Process

The timeline for correcting mistakes in the post-application process can vary depending on the complexity of the issue, but it is essential to act promptly to avoid delays and additional costs. Here is a general timeline for correcting mistakes in the post-application process:

  • Immediate response: Respond promptly to requests for additional information or clarification on any aspect of the planning application.
  • Within 1-2 weeks: Correct mistakes in the planning application and re-submit it to the local planning authority.
  • Within 2-4 weeks: Address any additional issues that arise during the re-submission process.
  • Within 4-6 weeks: Finalize the planning application and prepare for the planning committee meeting.

By following this timeline and seeking professional advice, you can avoid common mistakes in the post-application process and increase the chances of approval of your planning application.

Conclusion and Next Steps

As you reach the conclusion of this comprehensive guide to navigating the Reigate and Banstead planning process, it’s essential to distill the key takeaways and outline next steps for a smooth and successful experience. By understanding the intricacies of the planning process and seeking professional advice, you’ll be better equipped to navigate the often-complex regulations and avoid costly mistakes. For homeowners, developers, and surveyors alike, this section provides a final checkpoint to ensure a seamless transition into the next phase of your project.

Summary of Key Points

As you conclude your journey through this comprehensive guide to navigating the Reigate and Banstead planning process, it’s essential to summarize the key takeaways for a smoother and more successful experience. Reviewing the planning process guidelines and understanding the importance of seeking professional advice are crucial steps in avoiding common pitfalls and streamlining the process.

Key Takeaways from the Guide

The Reigate and Banstead planning process demands a clear understanding of regulations, zoning laws, and survey requirements. Failure to comply with these regulations can lead to costly delays or even rejection of your planning application.

Importance of Understanding the Planning Process

Understanding the planning process in Reigate and Banstead is crucial for ensuring compliance with regulations and minimizing costly mistakes. Google’s Guide on Planning Application Web provides a comprehensive overview of the planning process for homeowners and developers alike. Take the time to review the guidelines, and familiarize yourself with the local planning authority’s role in the process.

Benefits of Seeking Professional Advice

Don’t underestimate the value of seeking professional advice from a surveyor or planning expert. They possess in-depth knowledge of the Reigate and Banstead planning regulations, ensuring you avoid common mistakes and secure the necessary permissions for your project. UK Spatial Planning Forum highlights the importance of early engagement with surveyors and local planning authorities in achieving successful planning outcomes.

Common Issues to Avoid in the Planning Process

Navigating the Reigate and Banstead planning process can be complex and demanding. Planning Portal UK recommends being aware of and avoiding common issues, such as:

  • Incomplete or inaccurate information
  • Failure to comply with regulations
  • Lack of pre-application consultation
  • Insufficient survey data

Timeline for Completing the Planning Process

The planning process in Reigate and Banstead can be lengthy, with applications taking several months to be processed. Understanding the expected timelines and milestones ensures you’re prepared and can plan accordingly. The Planning Portal’s Decision Timescales provides a general guide to estimating planning decision timescales.

Costs Associated with the Planning Process

The costs associated with the planning process can be significant, ranging from survey fees to legal costs. UK Government Fees for Planning Applications outlines the typical fees you can expect to pay for various stages of the planning application process.

Next Steps and Resources

Now that you have completed this guide, it’s time to take the next steps in navigating the Reigate and Banstead planning process. As a surveyor, it’s essential to stay informed and connected with the latest developments in planning regulations and best practices.

Steps to Take After Completing the Guide

After reading this guide, take the following steps to ensure a smooth planning process:

  • Review the Reigate and Banstead Borough Council’s website (www.reigate-banstead.gov.uk) for the latest planning policies and guidelines.
  • Contact a professional surveyor or planner to discuss your project and receive personalized advice.
  • Familiarize yourself with the Planning Portal (www.planningportal.gov.uk), a comprehensive resource for planning information and applications.

Resources for Further Information and Advice

For further information and advice, consider the following resources:

  • The Royal Institution of Chartered Surveyors (RICS) (www.rics.org) offers guidance on surveying and property-related issues.
  • The Society of Chartered Surveyors (SCS) (www.scs.org.uk) provides resources and support for surveyors and the built environment.
  • The Planning Officers Society (POS) (www.planningofficers.org.uk) offers advice and guidance for planning professionals.

Benefits of Joining a Planning Community

Joining a planning community can provide valuable connections and resources:

  • Attend local planning meetings and events to network with professionals and stakeholders.
  • Participate in online forums and discussion groups to stay informed and share knowledge.
  • Consider joining the Reigate and Banstead Planning Forum or other local planning groups to stay connected.

Common Resources Used in the Planning Process

The following resources are commonly used in the planning process:

Timeline for Accessing Resources and Advice

The timeline for accessing resources and advice may vary depending on your specific project and needs:

  • Initial consultation and advice: 1-3 months
  • Ongoing planning support: 3-6 months
  • Finalization of planning applications: 6-12 months

Costs Associated with Accessing Resources and Advice

The costs associated with accessing resources and advice may vary depending on the provider and services:

  • Professional surveyor or planner fees: £500-£2,000
  • Planning application fees: £200-£1,000
  • Online resources and forums: free or subscription-based

By following these steps and utilizing these resources, you can navigate the Reigate and Banstead planning process with confidence and ensure a successful outcome for your project.

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