Ryedale District Council

Development control

Development Management is responsible for the determination and monitoring of planning applications, and other associated applications (listed building consent, advertisement consent etc) submitted to the Council under the Planning Acts.

Interim pre-application procedures - no meetings

Please note: Local Information Requirements will be brought to the attention of anyone using our pre-application advice service. However, it should be noted that at the current time and until further notice, the Council is only able to provide written pre-application advice and is unable to have pre-application meetings with developers and applicants as part of our pre-application advice service, unless the application concerns Listed Building Consent.


Please use the links below to access the relevant sections of this page (shown in alphabetical order).

 

Local information requirements

The Council has introduced a list of Local Information Requirements to support the consideration of planning and other similar applications.

Applicants should be aware that the Authority cannot begin to consider and validate applications, until all of the necessary information relevant to that application has been received. If you are considering submitting a planning application in the near future for yourself or on behalf of someone else you are advised to read the requirements carefully in order to assist the timely determination of your scheme.

The requirements are detailed on the Planning application validation webpage.

 

Community Infrastructure Levy

The Council has now adopted an Instalment Policy (1 September 2016). This sets out the payment framework for paying CIL Liability operational from 6 September 2016. This Policy can be viewed at the bottom of this page.

What is the Community Infrastructure Levy?

The Community Infrastructure Levy (CIL) is a tariff-based fixed charge which is applied to the net internal floor space of a development (m2). The proposed charge is defined in two ways, by use of the intended development, and by the location (and being over 100 m2 in the first instance if non-residential). The only uses that are subject to the proposed charge are:

  • Private market houses (excluding apartments and self-builds) with a proposed charging Schedule of a low value area (at £45 per m2) and all other area charge of £85 per m2
  • Super markets (£120 per m2); and
  • Retail warehouses (£60 per m2).
    This is available to view in the Charging Schedule, which also provides more detail on the precise operation of the charge as there are some exemptions. No other developments are subject to CIL charging by Ryedale District Council.

Date of approval for use

Members of the Council approved use of Charging Schedule on the Thursday, 14 January at a meeting of Extraordinary Full Council. The date for commencement of the Charging Schedule is the Tuesday, 1 March 2016.

This will cover any relevant application that is determined from the date Council resolves to implement CIL (1 March 2016). Therefore, it is important that both land owners and developers are aware of the implications of the CIL charge because it is a non-negotiable, fixed charge. Accordingly it will be necessary to either establish that the scheme is exempt, or factor this into the viability assessment as a fixed element of cost.

To download forms please visit the Planning Portal or see attached PDF form and guidance below.

Fees required for discharge of conditions

A fee will be required for all requests for approval of details to discharge conditions attached to planning permissions and requests for confirmation that conditions have been complied with, regardless of when permission was granted.

For further information please see Discharging Planning Conditions

Requests to discharge conditions should be made on the standard forms entitled "Application for Approval of Details Reserved by Condition", which can be found under the 'Other Forms' section of this page.

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Changes to Permitted Development

The following is a summary of the latest changes to the permitted development by the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013.

These permitted changes came into force on Thursday, 30 May 2013. To view the summary of changes please view the PDF at the bottom of this page.

Please note this is a summary only. Please refer to Statutory Instrument for exact wording and criteria.

The following application forms are in relation to the changes to permitted development, these can be accessed at the bottom of this page.

Householder prior approval notification
Notification of a proposed larger home extension along with guidance notes
Notification/prior notification of a flexible use of an agricultural building and any land within its curtilage
Prior notification of change of use from office to dwellinghouse

Fees

New Planning Application Fees commencing on Monday, 1 October 2013 can be viewed at the bottom of this page.

To make a payment for a planning application fee please contact the Managing Development team on 01653 600666 ext 275 or ext 242 between 9am and 4.30pm to make a telephone payment.

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1APP Planning Application form submission

Since 6 April 2008 the National Standard Planning Application form is the only legal method of submitting a planning and related application for all types of consent except for Minerals and Building Control.

To submit an application on-line using 1APP please go to the Planning Portal website.


The Planning Portal Online Applications service

We want to help you submit applications with all the information we need to assess them. Before submitting an application you should make sure that the accompanying information is sufficient for the purposes of validation. Please visit our Planning application validation page, which gives all the information you may require.

There is still the option to complete and submit paper copies of an application form but we encourage online applications as there are distinct advantages to be gained by completing the form online and applying electronically such as:

  • No printing and postage costs
  • 24 hours a day service
  • Ability to create an electronic location plan
  • Add any attachments to your submission
  • Calculate the fee online

The intelligent nature of the forms should mean it is quicker and easier for applicants to complete the forms online because they will only be asked questions which are relevant to their application.

The online service uses Adobe forms. Plans and drawings submitted electronically through the Portal have the measuring facility within pdfs enabled.

The aim is to encourage new ways of working within the planning service which will support an almost paperless system.

The forms are available below.

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Planning advice and guidance

The Council welcomes and encourages pre-application discussions on development proposals. However, this service takes up a significant proportion of planning officers' time and since 1 April 2011 charges have applied in certain cases (check the guidance notes below). The Local Government Act 2003 permits councils to operate such a scheme of charging in order to reduce the burden on taxpayers, it has been decided to introduce fees for written advice and meetings where planning advice is sought to recoup the costs in part.

The benefits of obtaining pre-application planning advice include the following:

  • Establish a degree of certainty to developers over information in the application and whether planning permission is likely to be granted
  • Understanding how national and local policies will be applied to development and addressing whether proposals may need to be amended to comply with these policies
  • Assisting in the preparation of proposals before formal submission, which, if the advice is followed, should reduce any unexpected delays and be more likely to result in a positive outcome
  • Enhance officer responses in terms of quality and timeliness
  • Indicating those proposals that are completely unacceptable, so saving the cost of pursuing a formal application
  • Reducing the time spent by professional advisors in working up a proposal
  • Identify if specialist input will be required
  • This advice is given without prejudice to the final recommendation on the proposal, which will be made in the light of consultation responses and detailed consideration of the application.

A guidance note and form have been prepared which are available below. This sets out the levels of charges which are proportionate to the scale of development. It also clarifies those circumstances in which they would be levied. Both documents listed below are available at the bottom of this page.

  • Pre-Application Planning Advice Guidance Notes
  • Pre-Application Planning Advice Request Form

If you are making a request for pre-application planning advice which would be subject to the charges, then the request form should be completed and submitted to the Council together with the appropriate fee and other information indicated in the guidance notes.

Development Control Process

Development Control is the process that regulates the development and use of land. This includes the construction of new buildings, the extension of existing ones and the change of use of buildings or land to another use.

Development such as new houses, industrial buildings and shops is important for sustaining the economic success of the district, but it is also important that we protect and improve the quality of the environment, not only in our towns and villages, but also in our outstanding countryside.

The Council has one Area Planning Committee that meets every four weeks to make decisions on planning applications and consider whether to take action against unauthorised development. The Planning Committee is advised by the Development Control Team: professional planners who carefully assess proposals against local and national planning policies. For Planning Committee dates and agendas please see our Committee Diary.

Our Planning Committee Procedures guide is available at the bottom of this page.

Although the Planning Committee decides the major applications and those which attract significant objections, the power to deal with most minor applications has been given to the Head of Planning. For further information on what applications are delegated please see our Scheme of Delegation (at the bottom of this page).

Ryedale District Council's Development Control Service is committed to providing an excellent service for all of its users. Accordingly, the link below to the list of standards sets out what level of service you can expect when you submit a planning or other type of application to, or make enquiries of, the Section.

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Weekly Lists - Planning Application Enquiry page

Weekly/Monthly lists are now generated on the Planning Application Enquiry page

Go to the Planning Application Enquiry page and click Next to acknowledge the disclaimers. You will come to the Simple Search screen. Click on Weekly/Monthly lists, here you can enter date parameters and view a list of valid or decided applications.

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Contact Information

The Planning Department is situated at the council offices at Ryedale District Council, Ryedale House, Malton, North Yorkshire, YO17 7HH

Tel: 01653 600666
Email: Managing Development

Ryedale District Council opening hours are:

9.00am to 4.00pm Monday to Friday.

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Do I need Planning Permission?

Ryedale District Council is responsible for deciding whether a development - anything from an extension on a house to a new shopping centre - should go ahead in the Ryedale area.

It is your responsibility for seeking planning permission and permission should be granted before any work begins.

You do not always need planning permission. Generally, it is not required for changes to the inside of buildings, or for small alterations to the outside such as the installation of telephone connections and alarm boxes.

Other small changes, for example putting up walls and fences (below a certain height) may not require planning permission.

The most common examples of when you will need to for apply for planning permission are:

  • You want to make additions or extensions to a property.

  • You want to divide off part of your home for business or commercial use.

  • You want to build something which goes against the terms of the original planning permission for your house - for example, putting up fences in front gardens on an "open plan" estate.

  • The work you want to do might obstruct the view of road users.

  • The work would involve a new or wider access to a trunk or classified road.

If you are unsure whether Planning Permission is required you can complete a Development Enquiry Form and send it to Development Management, Ryedale District Council, Ryedale House, Malton, North Yorkshire, YO17 7HH. We will require a fee of £25 (no VAT). You will receive a written response. Since April 2011 if you require a response from Building Control we will require an additional fee of £10 + VAT.

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Design and Access Statements

Most Planning and Listed Building applications must be accompanied by a Design and Access Statement (DAS).

Section 327A of the 1990 Act specifies that applications not accompanied by a DAS shall not be "entertained". This means that they shall not be validated.

This is particularly important for Outline applications. Any design and access considerations that are crucial to the development must be secured through conditions on the Outline permission, and/or a planning obligation.

Householder applications are not generally covered by the requirement to provide a DAS. But where a householder application lies in a "designated area" (National Park, SSSI, Conservation Area, AONB, World Heritage Site, The Broads) then a DAS is required.

For further information please read Information on Design and Access Statements below

DCLG released a circular in 2006 when the requirements for DAS came into effect this document is attached below.

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Planning Appeals

If you wish to appeal against a planning decision, this guide will explain what you have to do. It will also help you if the council have issued an enforcement notice on land or buildings which you have a legal interest in, and you want to appeal against. Appeals are dealt with by the Planning Inspectorate. For further information see the Planning Portal website appeals page.

Details of appeals can be found on the Planning Register, click Next to acknowledge the disclaimers.
You will come to the Simple Search screen where you can select Appeals.

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Submit an application on-line through the Planning Portal or Idox iApply

Planning Portal

We want to help you submit applications with all the information we need to assess them. Before submitting an application you should make sure that the accompanying information is sufficient for the purposes of validation. Please visit our Planning application validation page, which gives all the information you may require.

planning portal logoRyedale District Council works in partnership with the Planning Portal to provide services and information about the planning system.

Planning Portal: What is Planning?

Planning Portal: Common Projects.

Apply for planning permission via the Planning Portal.

Fee Calculator.

iApplyiapply logo

Planning applications can now be submitted through the iApply website by following the link below

iApply: Submit a Planning Application

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General Information on Planning Constraints

The Ryedale Plan is the Local Plan or 'Development Plan' for Ryedale. It sets out how much new housing, employment and retail development should go where to 2027. It also guides other forms of development as well as protecting key Ryedale assets such as environmental and historic assets. It is be made up of two main parts: the Local Plan Strategy and Local Plan Sites documents. The Local Plan Strategy was adopted in September 2013. The Council is now preparing the Local Plan Sites Document. A specific plan for Helmsley is being produced in conjunction with the North York Moors National Park Authority.

For more information on specific constraints please visit the Ryedale Plan homepage.

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Biodiversity Information

This guidance provides information on when and how to consider wildlife as part of a planning application and has been produced by Ryedale District Council. The following documents can be found at the bottom of this page.

  • Protected species and Habitats
  • Householders leaflet
  • Flow diagram for applicants

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 1APP logo

1APP Planning Application form submission

Since 6 April 2008 the National Standard Planning Application form is the only legal method of submitting a planning and related application for all types of consent except for Minerals and Building Control.

To submit an application on-line using 1APP please go to the Planning Portal website.

What is 1APP?

The National Standard Planning Application Form, or 1APP as it is known, is the latest step in the Government's campaign to streamline the planning system.

To make life easier for applicants the Government is introducing a single set of standard forms for England. Local authorities will not be able to amend the forms.

1APP has supersede all existing planning application forms since April 2008 where it became the only method of applying for planning permission in England.

The form will provide a consistent format and set of questions and help to make the process of applying for planning permission more straightforward for applicants.

The form will be used for most types of planning applications and will help to deliver greater transparency, consistency and efficiency in the planning system.

1APP takes in a wide variety of planning consent procedures, including:

Householder applications
Full planning permission
Outline planning permission, including approval of reserved matters
Listed building consent
Conservation area consent
Advertisement consent
Tree works (including trees protected by a TPO and trees in a conservation area)
Certificate of lawfulness of existing and proposed use or development
Building Control and Minerals applications are not included in the current implementation of 1APP.

 

Development Enquiry Form

If you are unsure whether Planning Permission is required you can complete a Development Enquiry Form and send it to Development Management, Ryedale District Council, Ryedale House, Malton, North Yorkshire, YO17 7HH. We will require a fee of £25 (no VAT). You will receive a written response. Please note: as from 1st April 2011 if you require a response from Building Control we will require an additional fee of £10 + VAT.
 
Development Enquiry Forms can be accessed at the bottom of this page.

Permitted Development

You can make certain types of minor changes to your house without needing to apply for planning permission. These are called "permitted development rights". For further information please visit the Planning Portal website.
 
New Permitted Development Extension
 
Information on the following can be found below.

Notification of a proposed larger home extension form
Householder Prior Approval Notification list of requirements
Guidance notes larger home extension
Notification prior notification of a flexible use of an agricultural building and any land within its cartilage
Prior notification of change of use from office to dwelling house

Please note all the forms and help listed  below link to the Planning Portal

Full Application forms
 
 
 
 
 
Householder Application forms
 
 
 
 
 
Outline Application Forms
 
 
 
Approval of Reserve Matters Forms
 
 
Listed Building Conservation Area Consent Forms
 
 
 
 
Lawful Development Certificates Forms
 
 
 
 
Prior Notifications Forms
 
 
 
 
 
 
Help

Prior notification of change of use class D to flexible use

Prior Approval of a Proposed Change of Use of a building from Office (Use Class B1) Use to a use falling within Use Class C3 (Dwellinghouse)

Prior Approval of Proposed Change of Use of Agricultural Building to a Dwellinghouse (Use Class C3), and for Associated Operational Development

Prior Approval of Proposed Change of Use of a building from a Retail (Use Class A1 or A2) Use or a Mixed Retail and Residential Use to a use falling within Use Class C3 (Dwellinghouse), and for Associated Operational Development

 
Advertisement Consent Forms
 
 
Application for consent to display an advertisement and application for listed building consent - is available at the bottom of this page.
 
Tree and Hedgerow Forms
 
Application for works to trees within a Conservation Area or protected by a Tree Preservation Order (TPO) are available at the bottom of this page.
 
 
Planning Enforcement
 
The Planning Enforcement request for service form along with guidance notes are available below.
 
Other Forms
 
 
 
 
 
Assets of Community Value Form is available at the bottom of this page.
 
Notice B: to be served on owners of land or buildings shown on Certificate B -  attached below
 
 
 
Attachments (downloads)
FileNo of pagesFile sizeCreated
Download this file (Notification_of_flexible_use_of_agricultural_building_and_land_within_curtilage_June13.pdf)(prior) notification of flexible use of an agri. building and curtilage5162 kB01-2014
Download this file (A_guide_to_the_planning_process.pdf)A guide to the planning process35123 kB01-2014
Download this file (Advice_the_description_of_tree_work_nov_2012.pdf)Advice note to application for works to trees1243 kB03-2014
Download this file (Application_consent_display_advertisement_application_for_listed_building_consent.pdf)App for consent to display an advertisement and app for listed building consent5548 kB03-2014
Download this file (Application_form_for_hedgerow_removal_notice.pdf)Application for hedgerow removal notice 3394 kB03-2014
Download this file (Application_for_tree_works_works_to_trees_subject_to_a_preservation_order_(TPO).pdf)Application for works to trees subject to a TPO or within a Conservation Area4403 kB03-2014
Download this file (ASSETS_OF_COMMUNITY_VALUE_FORM_2015.pdf)Assets of Community Value Form7183 kB08-2015
Download this file (Application_flow_diagram_for_applicants.pdf)Biodiversity flow diagram for applicants121 kB01-2014
Download this file (Ryedale_CIL_Charging_Schedule.pdf)CIL - Charging Schedule61743 kB02-2016
Download this file (Ryedale_CIL_Discretionary_relief_Instalment_policy.pdf)CIL - Discretionary relief/exemption and installment policy4165 kB02-2016
Download this file (Cil_Guidance_Notes.pdf)CIL - Guidance Notes452 kB02-2016
Download this file (Instalment_Policy_Ryedale_CIL.pdf)CIL - Instalment Policy (1 September 2016)137 kB09-2016
Download this file (Planning_Application_Additional_Information_Requirement_Form.pdf)CIL - Planning application additional information requirement form5358 kB02-2016
Download this file (CIL_S106_Contributions_Statement.pdf)CIL - S106 Contributions Statement3150 kB02-2016
Download this file (Your_Questions_Answered_Amended_17_August_2012.pdf)Committee meetings your questions answered2255 kB01-2014
Download this file (Development_Enquiry_Form_new_version_2015.pdf)Development Enquiry Form5168 kB01-2014
Download this file (Development_Enquiry_Form_renewable_energy_new_2015.pdf)Development Enquiry Form Renewable Energy4301 kB01-2014
Download this file (Discharge_of_conditions_form.pdf)Discharge of Conditions - Form3535 kB08-2014
Download this file (Discharge_of_conditions.pdf)Discharge of Conditions - Note2577 kB01-2014
Download this file (Guidance_Notes_Enforcement_Request_For_Service_Form.pdf)Enforcement guidance notes22796 kB03-2014
Download this file (Guidance_note_for_Hardstandings_Nov08.pdf)Guidance note for Hardstandings194 kB01-2014
Download this file (GPDE_guidance.pdf)Guidance notes - larger home extensions228 kB01-2016
Download this file (Guidance_notes_for_works_to_trees.pdf)Guidance notes for works to trees subject to a TPO or within a Conservation Area7110 kB03-2014
Download this file (Help_for_hedgerow_removal_notice_form.pdf)Help with Application for hedgerow form226 kB03-2014
Download this file (High_Hedges_Complaint_Form_and_Guidance_June_2010.pdf)High Hedges Complaint and Guidance Form 22525 kB03-2014
Download this file (Householder_Prior_Approval_Notification_May13.pdf)Householder Prior Approval Notification list of requirements122 kB01-2014
Download this file (Information_on_design_and_access.pdf)Information on design and access statements227 kB01-2014
Download this file (New_planning_application_register_user_guide_V1.pdf)New planning application register user guide202781 kB01-2014
Download this file (Notice_B_May_2010.pdf)Notice B: to be served on owners of land or buildings shown on Certificate B119 kB03-2014
Download this file (notification_of_a_proposed_larger_home_extension.pdf)Notification of a proposed larger home extension form386 kB01-2014
Download this file (Planning_Application_Fees_2015.pdf)Planning application fees - 15 April 201591412 kB01-2014
Download this file (Planning_code_of_practice_Jan05.pdf)Planning code of practice40226 kB01-2014
Download this file (Planning_committee_procedures_17_Aug_2012.pdf)Planning committee procedures2227 kB01-2014
Download this file (Enforcement_Request_For_Service_Form.pdf)Planning enforcement request for service form22400 kB03-2014
Download this file (Pre_Application_Planning_Advice_Guidance_Notes_Oct_15.pdf)Pre application planning advice - guidance notes4178 kB03-2014
Download this file (Pre_Application_Planning_Advice_Request_Form_April_2011.pdf)Pre application planning advice request form248 kB03-2014
Download this file (prior_approval_of_shops_to_residential.pdf)Prior approval of proposed change of use of a building from retail use or mixed 4236 kB04-2014
Download this file (prior_approval_of_agricultural_to_residential.pdf)Prior approval of proposed change of use of agricultural building to a dwelling 4247 kB04-2014
Download this file (notification_of_a_proposed_change_of_use_to_dwelling.pdf)Prior notification of change of use from office to dwelling house3226 kB04-2014
Download this file (Prior_Notification_form_ClassD_2.pdf)Prior notification of change of use class D to flexible use 194 kB10-2014
Download this file (Protected_species_and_habitats_form.pdf)Protected species and habitats form11354 kB01-2014
Download this file (Protected_wildlife_and_your_planning_applications_householders_leaflet.pdf)Protected wildlife and your planning applications - A householders Guide2207 kB01-2014
Download this file (Scheme_of_delegation.pdf)Scheme of delegation1041 kB01-2014
Download this file (Summary_of_Changes_to_Permitted_Development_Rights_new_version_May13.pdf)Summary of changes to permitted development 5291 kB01-2014
Download this file (TPO REGISTER - updated sept16.pdf)Tree Preservation Order Register21295 kB09-2016
Download this file (What_is_development_control.pdf)What is development control326 kB01-2014

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Ryedale District Council
Ryedale House, Old Malton Road
Malton, North Yorkshire
YO17 7HH

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