Planning and the Planners – what’s the point?
The planning system is a maze of regulations. The idea is that we all have the chance of a say in what happens in our own neighbourhood.
What's covered?
• Most new building
• Some changes to existing buildings
• Trees and certain hedges - whether in your garden or on the street
• Changes to the way land and buildings are used.
• Anything likely to be harmful to the environment
There's no escape; the whole of the UK is covered, although there are slight differences in the precise rules from area to area.
Conservation Areas
Much of West Didsbury is officially classed as a Conservation Area. This simply means that the planners know this is a pleasant place to live. They should try to keep it that way. Inside the Conservation Area the rules are a bit tighter than elsewhere. Planners will encourage repairs with original materials and styling. They tend to be against replacing wooden windows with PVC. In a Conservation Area no-one is allowed to chop down or do work on a tree without written permission. They usually have to promise to plant replacements for any tree removed.
Am I in the Conservation Area?
The easiest way to find out is by looking at the map which can be found at http://www.manchester.gov.uk/info/511/conservation_areas/1210/albert_park_conservation_area/1
The Planning Process
The system is obliged to take account of your interests (and everyone else's ). Planning is run by a department of the city council.
Applications for permission have to be made to them. Decisions are made either by planning officers or by a committee of elected councillors. The planners don't have a free hand but must keep to planning laws and City Council policies. Until recently the government also set broad targets and guidelines which a council had to follow, although the present Lib-Con coalition seems to have removed most of these.
There is a process for appealing to a government inspector if an application is turned down.
How does it affect me?
With any proposed development you have a right to see the detailed proposals and to comment on them.
Your views must be taken into account when an application is being decided. If a planning application is made near you, you will probably find out. You may get a letter from the planners, or you may see a newspaper advertisement, or a notice fixed to a wall. If your neighbours plan some changes to their house, it would be simple politeness for them to talk to you about it.
West Didsbury Residents' Association is informed of all local applications and considers them at their monthly meetings, so you can also come along and discuss them with us.
I've heard of a proposal near me. How do I find out more about it?
Look at the application details on the council's public website www.manchester.gov.uk/planning/publicaccess
You will need the application's reference number, which should lead to a list of relevant documents. You can get access to the website at your local library. After looking at the documents, go and have a good look for yourself and try to understand what is being proposed. Talk to your neighbours to find their views. If you have difficulty understanding what is being proposed seek advice from WDRA or from the planning department.
How can I object to a planning application?
If, after looking into an application, you are still unhappy with what is proposed, it is time to think about writing a letter of objection. The mere fact that you do not like what is being proposed is not a valid reason for objection. Valid grounds for objection might include:
• The likely effects upon your property (eg light, privacy, noise, convenience etc).
• The public good – this includes visual impact, consequences for wildlife.
• Implications for road users – congestion, road safety etc.
• Implications for sustainability and the general environmental good
As well as written comments, we suggest that you consult WDRA and your local councillors, in order to share your concerns.
I'm intending to make alterations to my house – will I need planning permission?
This is a fairly complex matter. We recommend that you contact Manchester Planning Department and seek their advice. You may then need further help from a planning professional.
I am very concerned at the number of houses being converted into flats – what can be done to stop this?
WDRA feel the same, and tries where possible to make this view heard when planning applications are looked at. The city council has made a rule they hope will put the brakes on new student houses and other multiple occupanc
John Millar
26 October 2010
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