Pre-application Planning Advice
The Local Government Act 2003 gives Local Planning Authorities powers to recover the costs of pre-application advice in recognition of the time officers have to spend researching information in order to provide answers to prospective developers or applicants. Quite often such proposals do not proceed which leads to delays in providing responses for those proposals that are likely to go forward.
In recognition of the above, and in common with other local authorities elsewhere, Eden has decided to introduce charges in order to provide a more sustainable but effective service to applicants.
The service encourages anyone wanting to carry out development to talk with the local planning authority to obtain informal guidance in advance of submitting a formal application. Any advice offered on the prospect of planning permission is informal officer opinion only and cannot bind the authority in the event of a formal application.
Further information on this service can be found in the Charging for Pre Application Advice Guidance Notes . To submit a request for pre-application planning advice, please complete and return a Pre-application Advice Form; the charges for this service (including exemptions) can be viewed here Fees for pre-application advice.
Pre-application advice for Householders continues to be offered free of charge, for further information on this service please see When do i need planning permission?.
For advice on Planning Applications in the Lake District National Park, please contact The Lake National Park Authority at Murley Moss, Oxenholme Road, Kendal.
Major Applications - Planning Performance Agreements (PPA)
If a proposal is large and complex we operate a Development Team approach where a meeting can be arranged so that all of the relevant officers can be present. Planning Performance Agreements (PPA) are seen by the Government as a means of speeding up the delivery of large scale applications, and applicants submitting major planning applications within Eden will be expected to enter into a Planning Performance Agreement with the Council. More details can be found in our PPA Charter and a template is also available below:
Things to consider when making a planning application
Every application requires different information to be provided in order for the planning officer to make an assessment and decision on the proposal.
There are some useful points to bear in mind when considering making an application:
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Neighbours: Your neighbours Planning applications are publicised and so your neighbours are likely to be notified of any application you submit. Approach your neighbours prior to submitting an application and identify any areas of concern they may have. This may avoid difficulties and delays later in the planning process.
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Design and Access: Different styles suit different properties and locations.
The Eden Design Summary (PDF: 140Kb / 25 pages) has been produced to provide guidance on the design of development.
The Design and Access Statement (PDF: 120 Kb / 4 pages) offers guidance on how to design the correct access route and produce an appropriate accompanying statement.
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Crime Prevention: Alterations to your home or business may make it more vulnerable to burglars. The Architectural Liaison Officer will be able to advise on ways of reducing risk for further information telephone 01768 212157.
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Lighting: You should make sure that the intensity and direction of any light fittings do not disturb others and that security lights with passive infra-red detectors or timing devices are not triggered by passing traffic or pedestrians.
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Listed Buildings: Some buildings are listed by virtue of their special architectural or historic interest and alterations to these structures may require listed building consent. For further information please see English Heritage's webpage on listed buildings.
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Trees: Some trees are protected by Tree Preservation Orders (TPO's) or by virtue of being located in a Conservation Area.
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Conservation Areas: are designated by the Council where it is considered desirable to preserve or enhance the character of the area. Conservation Areas have added protection against poor or inappropriate development and certain works may require Conservation Area consent. For a full list of the designated areas and further information see the Conservation Areas List. Information is also available to download see the Conservation Areas Leaflet (PDF 96Kb / 2 pages).
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Protected Species: Certain species such as bats and barn owls are protected by law and so their presence must be ascertained before development commences on a site. Further information is available from the Natural England website.
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Planning Policies: Local, regional and national planning policy will determine the way your application will be considered. For further information see Eden Local Development Framework webpages, or the Communities and Local Government and Planning Cumbria websites.
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Highways: The Highways department of Cumbria County Council examine the effect of a proposal on highway capacity issues, design and suitability of junction and highway layouts, and parking and service delivery arrangements. For further information please contact Capita Symonds, Cumbria Highways, Skirsgill Highways Depot, Skirsgill, Penrith CA10 2BQ, telephone: Help Desk 0845 6096609
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Floodplains: Development on floodplains is strictly controlled. The Environment Agency website offers further information including a Flood Risk Map facility.
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Contaminated Land: The historic and current land uses can have a significant impact on development.
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Shopfront and Advertisement Design: The Council adopted a Shopfront and Advertisement Design Supplementary Planning Document (PDF 1.48Mb / 33 pages) on 26 October 2006. The SPD sets out guidance for the design of shopfronts and advertisements across the whole of Eden District that lies outside the Lake District National Park. The Council will use this SPD to determine planning applications.
Further information can be found through the In need of pre-application advice (PDF 51Kb / pages) leaflet.
Contact Us
If you have any further queries about planning there is always a Duty Officer available between 10am and 4pm Monday to Friday.
You can contact the duty officer by phone on (01768) 817817 or in person at Mansion House. If you wish to contact a specific officer see development control contact information.
Alternatively you can email your enquiry to planning.services@eden.gov.uk.
