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the community as a whole do not. More specific objections may also be given, but this apparent unfairness is the fundamental of many if not most public objections to new development. The process of development and re-development is seen as an immediate cost or inconvenience to those living nearby, and any benefits are invariably to the community as a whole, over a wider geographical area, and over time. The most obvious beneficiaries of any development are those who will later live or work within it but their views are not heard when a planning application is being decided. Even a well managed LPA, making decisions in light of published planning policies and after extensive public consultation, will still attract accusations of unfairness.
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their attitude to pre-application discussion but the advantage is to front load the process, and reduce the formal planning application closer to a “rubber stamp”. In the past developers often submitted a planning application as the start of what was expected to be a lengthy process of negotiation with the LPA. Attitudes have now changed and few LPAs will agree to accept significantly amended proposals after submission of the application since this would require them to restart public consultations and so delay their decision. Along with the requirement to prepare well written and complete documentation with the original submission this puts the onus increasingly on the applicant to get their proposal right first time.
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of view of the decision maker. Applications cannot be determined on the basis of s popularity contest. They can be influential in deciding how much "weight" to give to different material considerations. Unpopular proposals often attract well orchestrated public opposition and it is not unusual for an LPA to receive multiple copies of the same pre-written letter of objection from a large number of people, or petitions with numerous signatures. It is not unknown for LPAs to receive letters of objection to a proposal with fake names and addresses in an effort to increase the level of apparent public opposition to a planning application. Some objectors to a development will also write to their
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not require a planning application to be made. Only about 30% of householder planning applications are significantly altered before being granted, or are actually refused permission as unacceptable. This raises the issue of whether the time of LPAs is being well spent when such types of minor development could be codified and either excluded from planning control altogether, or subject to a much simpler regime of control. Among other things this would free resources for more important work in implementing local planning policies which would be of wider public benefit. The UK Government periodically prepares new legislation along these lines.
506:. This is not just a description of the development, but also explains how the design was arrived at, what local planning policies have been observed, how any public engagement has been reflected in the design, and how relevant principles of good design have contributed to the proposal. Commercial issues may well have been paramount, but this document enables the lay public to understand how the proposal evolved, and acts as a check upon the quality of the decision making process which led to that proposal by the developer concerned. Most are written at the end of the process and are of limited value.
530:. In short, they are planning issues relevant to the specific case. What is material to one application may not be material to another. The decision maker needs to choose, subject to challenge in the courts. A local or Government planning policy is most likely to be material and issues of public safety or amenity can be in any given case. An important point is that planning control is concerned only with the broad public interest, rather than protecting any person's private interests. Competition between businesses is not a planning consideration; neither is the developer's
358:" (PD). These are in effect granted an automatic planning permission by law, rather than requiring any specific application for planning permission. Another way of looking at it is that Permitted Development is a form of nationally approved planning permission. Although still defined as "development" these works (may) avoid a need to engage with the planning system and can be undertaken by land owners as a right. More recent changes to PD rules require some element of contact with the LPA before implementation - for example prior notification.
376:"). Alterations to such a building that affect its architectural or historic character, inside or outside, require "listed building consent" (and may also require planning permission if the scope of the proposed alterations or development is above that classified as permitted development). It is an offence to carry out works without the necessary listed building consent. The owner of a listed building can also be compelled to keep it in a good state of repair to safeguard its architectural or historic significance.
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with their mind closed to the arguments of fellow members and the advice of the
Officers. This causes difficulty, because members of the public, action groups etc. not only ask Councillors to listen to their views, but also try to persuade them to commit for or against a Planning Application in advance, without understanding that if they do so there will be a risk of a legal challenge to the decision if those taking it have predetermined their position.
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be invited if there is a reasonable likelihood of it being permitted, and action taken if planning permission is refused or the development incapable of being made acceptable. Almost all planning permissions are granted conditionally and enforcement action can also be taken to secure compliance with the conditions imposed. Unauthorised development can be the subject of a "stop notice" if there is an urgent need to prevent further harm.
35:
365:" and any change from one use class to another use class is automatically a "material change of use" amounting to development. Some small scale changes between use classes are nevertheless "permitted development" and hence do not require planning permission, subject to any site specific restrictions. Certain types of use or activity do not fall into a specific use class and are termed "
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This culture change has only been partly successful as applicants often see it as one more task to get through and tend to have D&As drawn up after completion of design work to 'tick the box'. The policy intention of the UK Government and most LPAs is that new developments should contribute positively to their surroundings, rather than merely avoid doing unacceptable harm.
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determined on the basis of their popularity of unpopularity. The committee may refuse planning permission for development even if their own professional planning officers have recommended that planning permission be granted, or allow an application that officers recommend should be refused. However this must be based on a planning judgement of relevant matters.
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any public comments received, state the relevant planning policies which have a bearing on the decision and a discussion of the issues raised – all leading to a recommendation to either grant or refuse planning permission. The elected
Planning Committee may act on the advice of their professional planning officers, or occasionally may take a different view.
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the basis of strength of public opinion, but according to planning law. If there are no substantial planning grounds for refusing an application, a planning inspector at appeal could well order the LPA to pay costs if its actions are shown to be both unreasonable and put the other side to unnecessary costs. The conduct of an appellant is similarly liable.
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considering the representations that have been made by each party. A planning inspector (or equivalent) may find fault with the reasoning of the LPA but still dismiss the appeal based on their own reasoning of the issues and planning policies which are relevant to the case. In
England around 65% of planning appeals uphold the original decision of the LPA.
451:(LDF). These involve a large measure of community and public involvement in preparing the new local planning policies by which applications will be decided in future years. Therefore, while the process for local plan preparation maybe appear to be distant from making day-to-day decisions it is vital in making sure the 'rulebook' says the right things.
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a wide range of other relevant sources. Provided that architectural drawings and other supporting documents are in electronic form then planning applications should ideally be submitted on-line, either via the LPA's website or via the UK-wide "planning portal" website which provides a nationwide clearing house on planning information and facilities.
369:". Any change of use to or from "sui generis" use requires planning permission. In practice most uses are a composite of several uses so that, say, a factory might well have an ancillary office and perhaps storage uses, all within the same premises. In such a case however the primary use would be that of a factory (use class B1 or B2).
346:") was granted for all pre-existing buildings and uses in 1948. Since that date planning permission has been required for all new development. A grant of planning permission relates to the land or building(s) concerned. With a few rare exceptions it is not specific to the person, organisation or firm who obtained the permission.
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The requirement to prepare a Design and Access
Statement (D&A) for most significant developments, requires applicants to explain or justify their proposals in those terms. The objective was that a living document would evolve through the design process leading to better thought through proposals.
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Unless a member of the public raises one or more material planning considerations which were not apparent beforehand, it is unusual for public views to override the relevant planning policies when the decision is made. The importance of public opinion is in adding flavour to the issues from the point
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There are often different views as to what constitutes “fairness” in deciding planning applications. Many public objections to new development are explicitly based on a perception of unfairness that developers and landowners should be allowed to profit, while near neighbours, the local environment or
625:
Planning
Committee are under the same requirement as officers to determine applications development plan first and also considering material considerations. Members may need to temper the views of their constituents with a clear judgement of the planning merits of the case. Applications should not be
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of the authority concerned. The agenda of the committee meeting with a report by planning officers on each planning application is usually published at least five working days before the meeting. The report on any planning application should contain a description of the development, a fair summary of
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If planning permission is to be refused, or if enforcement action is to be taken against unauthorised development, then the LPA must give reasons in writing which show "demonstrable harm to interests of acknowledged importance". Unpopularity is not grounds for refusal of planning permission. A proper
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and a number of other emerging priorities. Although these are addressed via the process of formulating local planning policies for the area of each LPA on a local basis, as far as the public are concerned it is development control and the process of determining planning applications which is the most
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LPAs make extensive use of electronic systems for reasons of efficiency and also to encourage transparency. Almost all have their own website and electronic document management systems where planning applications can be viewed and commented upon, along with local planning policy documents viewed and
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Historically most decisions on planning applications have been framed around the question of whether the proposed development is “bad enough to warrant being refused planning permission”. The thrust of recent reforms to the planning system as a whole has been to raise the game of both developers and
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or to other people who are mistakenly believed to have influence over the outcome of a planning application but MPs will scrupulously avoid seeking to influence the proper functioning of a democratically elected LPA. Although members are democratically elected, they should not decide applications on
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If development is carried out without planning permission then the LPA may take "enforcement action" to have the building removed, the land reinstated, or at least undertake the minimum measures required to remove the harm arising. Generally, a retrospective application for planning permission would
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on this, and the present position (following the decision of the Court of Appeal in
Persimmon Homes Teesside Limited v. Lewis 2008) is that whilst Members may have a predisposition to a view on a particular application, they must not have predetermined it in the sense that they come to the decision
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in the event of refusal of planning permission, the taking of enforcement action, imposition of an onerous or improper condition on a granted planning permission, or the failure of the LPA to determine the application within a timely period ("non-determination"). The right of appeal applies only to
314:). The term "development control" is out of favour and development management is preferred as it implies a more cooperative process, though in reality the difference is sometimes difficult to distinguish. There is after all a limit to the level of cooperation possible if proposals are unacceptable.
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About half a million planning applications are submitted throughout the UK each year. Of those around 60% relate to “householder applications” – that is for extensions or alterations to an individual's house. A much larger number of householder proposals are classed as permitted development and do
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Subject to making arrangements in advance, many LPAs will invite applicants and members of the public to address the
Planning Committee before making their decision. However, the Committee is "a meeting conducted in public", rather than "a public meeting"; although given an opportunity to speak at
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The public have a right to be consulted before any planning application is decided by the LPA. Land owners immediately adjoining the application site are usually notified, a public notice may be posted in nearby streets, and sometimes a notice is published in the local press. Planning applications
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LPAs are under constant pressure to improve the speed, efficiency and quality of decision making. Applicants are usually advised to engage in discussion with the LPA before finalising any planning application in order to research the relevant planning policies and other local issues. LPAs vary in
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In deciding on a planning application LPAs have a duty to start with the development plan and then have regard to all of the material planning considerations. However, while they cannot choose to simply ignore a relevant issue, provided they behave reasonably they are entitled to decide how much
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is defined as the carrying out of any building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land. Certain types of development are specifically excluded from the definition of development, such as
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appeals are determined by the
Planning Appeals Commission. An Inspector (in England and Wales), Reporter (in Scotland), or Commissioner (in Northern Ireland) investigates the question and decides to uphold or overturn the decision of the LPA. The decision is based on a fresh look at the case
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who form the LPA, whose contact details are readily available on the LPA's website. Local councillors who are also members of the LPA's
Planning Committee may be reluctant to meet with applicants or members of the public in person in order to prevent subsequent allegations of bias or
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was also required. This was the origin of the modern system of planning control. In fact this expectation was entirely mistaken as, by the mid 1950s, the rate of private sector development was vastly exceeding that of the public sector. In modern times, development, including that by
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and local authorities requires planning permission, and is subject to the same process of scrutiny as any private developer. An increasing range of developments are permitted development – a form of planning permission granted nationally or locally by order in advance.
443:
Applications for planning permission must by law be decided in accordance with relevant policies within the
Development Plan prepared and published by the LPA, "unless other material considerations indicate otherwise". Development management is therefore "policy led".
633:. Objectors to a successful application have no right of appeal, except by a legal challenge to the courts, although for some significant applications (e.g. involving major policy matters) the Secretary of State may be asked to "call in" an application for review.
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that determines planning applications (although in Scotland the situation is sightly different, whereby the Cairngorms National Park Authority only has the power to call-in and determine certain applications which it deems to be of importance to its objectives).
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reason for refusal of planning permission must be based on the tangible harm which would be brought about by the proposal, as reflected in a relevant policy or other matter relating to planning, and in order to protect the public interest. Similarly, if a
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Most LPAs are receptive to public complaints and seek to learn from them. The great majority of public complaints about planning matters concern an alleged error in procedure, rather than the outcome of a permitted development as later built.
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the outset of the meeting, members of the public will not be allowed to join in the committee's debate. There are a number of LPAs that still do not permit the public or the applicant to speak at the committee meeting at all.
494:. Whatever their local priorities, LDFs are a key policy document for all local authorities, enabling them and other local agencies to engage in spatial planning for their local area on an inclusive and "joined up" basis.
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Most planning applications are decided by an authorised senior officer of the LPA - under what are known as "delegated powers". Only major or controversial applications are decided by elected councillors meeting as a
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the applicant/developer who is aggrieved by the decision of an LPA. Third parties such as a member of the public who disagrees with the decision of an LPA to grant planning permission do not have any right of appeal.
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is to be imposed on the grant of any planning permission, compliance with that condition should be essential to make acceptable a development which would otherwise be unacceptable (i.e. refused planning permission).
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must be decided in a timely manner and only 21 days is normally allowed by law for the public to express their views. Planning applications can be viewed on the LPA's website and comments can be submitted by email.
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their advisors, along with LPAs, so that the question becomes “is the proposed development good enough to deserve planning permission”. In reality the test is a more neutral "Is it acceptable in planning terms"?
243:
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A member of the public whose complaint is well founded and who has suffered genuine injury or injustice as a result of maladministration can also pursue their complaint at the national level through the
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The issue of what might be a material planning consideration in deciding any given case can be complex. This issue has never been legislated upon by Parliament and consists entirely of
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682:, councillors are required to register Disclosable Pecuniary Interests and to declare them when they are engaged. They cannot speak or vote when they have such a conflict of interest.
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Note that within the United Kingdom, any significant development may require a variety of different consents from different agencies before commencement, such as approval of
52:
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for the proposals concerned. However, a separate system to grant or withhold planning permission for the small amount of development which would be undertaken by the
1212:
17:
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704:, councillors are required to register certain interests, to declare them when they are relevant to a decision, and to withdraw from the meeting if they have a
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The most effective methods of influencing the outcome of a planning application is to make written representations to the LOA and to one or more of the elected
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398:(TPO). Unless those trees are dead, dying or dangerous, then consent is required before their removal, and generally a replacement tree may be required.
71:
170:, which is granted or refused with reference to the development plan as the starting point, then other material considerations are taken into account.
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181:(although in Scotland, where local authorities are unitary in nature, they are known simply as 'planning authorities'). Generally they are the local
78:
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over land or anything regulated by other legislation are also incapable of being a material consideration in deciding a planning application.
85:
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There is a separate system of control over alterations to buildings which are listed as being of architectural or historic interest ("
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are produced, involving various stages of public consultation prior to being adopted. Subsequently, development that requires
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for any buildings on the land, or uses to which the land and buildings are put. Planning title (usually referred to as "
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411:
350:
235:
675:, depending on the country of the United Kingdom, and to a Code of Conduct which may be statutory or locally decided.
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Refusal of an application, whether by committee or under delegated powers, may be challenged by an appeal through the
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The UK is distinguished from most countries in that the lawful occupier of any land or buildings will not only have
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In recent years, planning has become a key means of delivering a number of the government's objectives relating to
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routine building maintenance and repair. Many categories of minor development are classified by legislation as "
250:. c. 53), it was generally expected that the great majority of new built development would be undertaken by the
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and other uses, safeguarding areas of countryside, and safeguarding important landscapes or sites of historic,
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Councillors who are members of a Council's Planning Committee are subject to different restrictions regarding
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The planning policies expressed in the LDF deal with a wide range of local issues including promoting more
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Both in Planning Committees and when taking other decisions, councillors are also required to avoid
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https://www.lawgazette.co.uk/legal-updates/localism-bill-does-not-rule-out-bias/5051848.article
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1950:
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917:"Planning for Town Centres; Practice guidance on need, impact and the sequential approach"
8:
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are the established criteria for such a decision, which in practice is only rarely used.
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2015:
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906:, House of Commons Briefing Paper Number 00930, 31 January 2019, accessed 8 July 2021
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or scientific importance. More specific policies usually promote best practice in
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946:"Transport Assessment; Guidelines for Development Proposals in Northern Ireland"
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2010:
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291:
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Register of Historic Parks and Gardens of Special Historic Interest in England
534:, or any supposed loss of value to nearby properties or loss of view. Private
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and new building, i.e. development. It relies on a "plan-led system" whereby
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Planning applications for most major developments must be accompanied by a
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From 2006, in England, each area's Development Plan is to be replaced by a
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1995:
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Members Interests, Bias and Predetermination relating to Planning Matters
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366:
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pre-determination when the Planning Committee comes to make a decision.
269:, for example. In those cases the commissioning body would grant itself
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1955:
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1482:
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975:"Technical Guidance on Accessibility Planning in Local Transport Plans"
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327:
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857:
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proposals and highway safety, ensuring an adequate supply of land for
2115:
1975:
1818:
1722:
1512:
1430:
1395:
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Directorate for Planning & Environmental Appeals (DfPEA), and in
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as a reflection of local traditions and priorities. The interests of
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for his or her determination, taking it out of the hands of the
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Secretary of State for Housing, Communities and Local Government
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2005:
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1113:, Planning Advisory Service, local.gov.uk, accessed 8 July 2021
602:
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1980:
1405:
1370:
701:
575:
527:
519:
463:
295:
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See the Department of Communities and Local Government's
1122:
433:
2172:
Ministry of Housing, Communities and Local Government
2242:
Chartered Institution of Civil Engineering Surveyors
909:
559:A decision made by an LPA is subject to a right of
59:. Unsourced material may be challenged and removed.
980:. Local Transport Planning Network. Archived from
611:
317:
1149:. Department for Communities and Local Government
999:
938:
526:arising out of numerous cases decided by British
2529:
542:weight should be given to competing priorities.
439:Development Plan and Local Development Framework
405:
361:Uses of land and buildings are classified into "
303:evident part of the planning system as a whole.
2538:Town and country planning in the United Kingdom
2472:Town and country planning in the United Kingdom
2282:Electrical Contractors' Association of Scotland
924:Department for Communities and Local Government
781:Town and country planning in the United Kingdom
338:from the actual land owner), but also requires
298:and improving the supply of housing, enhancing
2370:Association for Environment Conscious Building
497:
68:"Development management in the United Kingdom"
2322:National Federation of Demolition Contractors
2312:National Access and Scaffolding Confederation
1213:
1070:
1064:
1033:
744:
244:Town and Country Planning (Scotland) Act 1947
2207:British Constructional Steelwork Association
1027:
1005:
689:, the relevant standards are decided by the
603:Public involvement in development management
554:
490:, and the fostering of strong and inclusive
386:which are of particular importance to local
2147:Chief Construction Adviser to UK Government
1229:Construction industry of the United Kingdom
2431:Building regulations in the United Kingdom
1220:
1206:
1073:"An update from The Planning Inspectorate"
904:Calling-in planning applications (England)
513:
478:are built into LDFs, not only in terms of
2446:Development control in the United Kingdom
2247:Civil Engineering Contractors Association
2222:Building Engineering Services Association
119:Learn how and when to remove this message
18:Development control in the United Kingdom
2337:Royal Institution of Chartered Surveyors
666:
14:
2530:
1106:
1104:
158:or the Secretary of State, regulates
2162:Infrastructure and Projects Authority
1201:
2416:British Construction Industry Awards
2390:Energy efficiency in British housing
1011:"Barker Review of Land Use Planning"
883:"Town and Country Planning Act 1990"
578:are administered and decided by the
434:Principles of development management
57:adding citations to reliable sources
28:
2347:Society of Construction Arbitrators
2307:Institution of Structural Engineers
2277:Electrical Contractors' Association
1914:Sir Lindsay Parkinson & Company
1101:
953:Department for Regional Development
723:
644:
24:
2177:National Infrastructure Commission
1824:Cleveland Bridge & Engineering
811:Land Utilisation Survey of Britain
806:Conservation area (United Kingdom)
412:Town and Country Planning Act 1990
236:Town and Country Planning Act 1947
25:
2554:
2267:Construction Products Association
2152:Department for Business and Trade
1186:
1169:Householder Consents Review Panel
1036:"Taking stock of planning reform"
786:Development management (Scotland)
695:Standards Commission for Scotland
2483:
2482:
2352:Strategic Forum for Construction
2237:Centre for Digital Built Britain
33:
2500:
2327:National House Building Council
2317:National Federation of Builders
2232:Chartered Institute of Building
2227:Building Research Establishment
1161:
1139:
1127:
1116:
612:Delegated powers and committees
318:Scope of development management
310:and methods under the relevant
242:. c. 51) and, in Scotland, the
44:needs additional citations for
2451:Modern methods of construction
2302:Institution of Civil Engineers
1071:Burley, Peter (10 July 2013).
1034:Burley, Peter (4 April 2012).
897:
875:
850:
824:
590:appeals are determined by the
418:has the power to call in any
13:
1:
2543:Housing in the United Kingdom
2436:Building regulations approval
2292:Federation of Master Builders
2257:Construction Industry Council
2157:Health & Safety Executive
1859:Holland, Hannen & Cubitts
1245:Economy of the United Kingdom
1193:UK Government Planning Portal
817:
406:Call-in by Secretary of State
394:may be made the subject of a
2342:Scottish Building Federation
1879:Leonard Fairclough & Son
1045:. p. 18. Archived from
858:"Frequently Asked Questions"
834:. KJM Design. Archived from
7:
2332:Refined Bitumen Association
2252:Construction Clients' Group
1919:Sir William Arrol & Co.
1763:Taylor Woodrow Construction
1082:. p. 6. Archived from
769:
504:Design and Access Statement
498:Design and Access Statement
449:Local Development Framework
10:
2559:
2380:Code for Sustainable Homes
1123:Local Government Ombudsman
745:Proposed reforms to system
718:Local Government Ombudsman
456:energy efficient transport
225:
175:local planning authorities
2480:
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2400:UK Green Building Council
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586:of the UK Government. In
555:Appeals against decisions
232:town and country planning
230:When the UK's systems of
205:matters is dealt with by
152:town and country planning
2297:Home Builders Federation
2167:Local planning authority
2073:Tarmac Building Products
482:, but also in promoting
424:local planning authority
410:Under Section 77 of the
263:Development Corporations
234:were established by the
193:. Development involving
146:, is the element of the
2508:"Cedar Planning - FAQs"
2272:Constructing Excellence
1991:Heidelberg Materials UK
1733:McLaughlin & Harvey
514:Material considerations
396:tree preservation order
267:National Health Service
219:national park authority
2106:Blue Circle Industries
308:construction materials
280:government departments
211:non-metropolitan areas
132:Development Management
2182:Planning Inspectorate
1874:John Brogden and Sons
1421:Turner & Townsend
693:and patrolled by the
673:conflicts of interest
667:Conflicts of interest
631:Planning Inspectorate
580:Planning Inspectorate
356:permitted development
138:), formerly known as
1951:Aggregate Industries
1924:Trollope & Colls
1743:J. Murphy & Sons
1133:Law Society Gazette
1089:on 24 September 2015
1052:on 24 September 2015
987:on November 20, 2007
885:. legislation.gov.uk
838:on 26 September 2011
706:prejudicial interest
652:Member of Parliament
420:planning application
349:"Development" in UK
312:Building Regulations
53:improve this article
2462:Planning permission
2395:Good Homes Alliance
1869:John Aird & Co.
1748:Sir Robert McAlpine
1624:Stewart Milne Group
832:"Planning Guidance"
691:Scottish Parliament
592:Scottish Government
344:planning permission
271:planning permission
265:, and the then-new
168:planning permission
144:development control
2457:New Civil Engineer
1289:Architecture firms
1174:2007-01-01 at the
955:. November 9, 2006
796:Scheduled monument
619:Planning Committee
582:PINS, which is an
248:10 & 11 Geo. 6
240:10 & 11 Geo. 6
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2441:Construction News
2140:regulatory bodies
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2080:Tata Steel Europe
2016:Kingspan Off-Site
1932:
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1899:Pauling & Co.
1773:VolkerFitzpatrick
1652:
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1147:"Planning Portal"
1009:(December 2006).
510:may be included.
480:energy efficiency
428:Caborn principles
326:to their land (a
256:Local authorities
191:unitary authority
164:development plans
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736:. There is much
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724:Predetermination
645:Public influence
596:Northern Ireland
584:executive agency
568:Planning appeals
374:listed buildings
292:carbon emissions
187:district council
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42:This article
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19:
2515:. Retrieved
2511:
2502:
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2048:Saint-Gobain
2043:RMD Kwikform
2023:London Brick
1659:construction
1619:McLean Homes
1599:Comben Homes
1594:Bryant Homes
1558:United House
1381:Pick Everard
1341:Elliott Wood
1316:Buro Happold
1240:Construction
1183:
1163:
1151:. Retrieved
1141:
1129:
1118:
1091:. Retrieved
1084:the original
1066:
1054:. Retrieved
1047:the original
1029:
1017:. Retrieved
1007:Barker, Kate
1001:
989:. Retrieved
982:the original
969:
957:. Retrieved
940:
928:. Retrieved
911:
899:
887:. Retrieved
877:
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46:verification
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2063:Speedy Hire
1996:Hope Cement
1844:Dorman Long
1688:Cementation
1683:BAM Nuttall
1609:Ideal Homes
1553:Tilia Homes
1493:Countryside
1265:and support
660:councillors
492:communities
367:sui generis
363:use classes
290:, reducing
2532:Categories
2467:Retentions
2202:Actuate UK
2038:Pilkington
1814:Buckingham
1703:Interserve
1657:Integrated
1614:Ilke Homes
1483:CALA Homes
1426:Wood Group
1416:Tetra Tech
1093:14 October
1056:14 October
818:References
468:ecological
79:newspapers
1976:Buildbase
1937:Suppliers
1819:Carillion
1758:Robertson
1723:Lendlease
1533:Persimmon
1513:Lendlease
1396:RPS Group
1356:Hoare Lea
1255:Companies
1019:March 26,
991:March 26,
959:March 26,
930:March 26,
548:condition
536:covenants
332:leasehold
213:. Within
2517:30 March
2489:Category
2421:Building
2385:EcoHomes
2217:Build UK
2192:Industry
2090:Wolseley
2053:Shepherd
2011:Kingspan
2001:HSS Hire
1986:Forterra
1829:Clugston
1634:Westbury
1589:Broseley
1508:Keepmoat
1468:Berkeley
1443:builders
1267:services
1172:Archived
1153:17 March
889:17 March
867:30 March
842:17 March
770:See also
738:case law
687:Scotland
588:Scotland
384:woodland
328:freehold
260:New Town
199:minerals
160:land use
2111:Redland
2099:Defunct
1966:Breedon
1961:Ashtead
1944:Current
1884:Linford
1792:Defunct
1693:Costain
1666:Current
1579:Ashtons
1572:Defunct
1503:Gleeson
1463:Bellway
1458:Barratt
1451:Current
1401:Stantec
1391:Ramboll
1331:Cundall
1311:Bierrum
1284:Arcadis
680:England
572:England
464:housing
460:highway
392:ecology
388:amenity
336:licence
296:housing
226:History
183:borough
93:scholar
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2194:bodies
2121:Tarmac
2068:Tarmac
2006:Jewson
1971:Brogan
1894:Mowlem
1864:Jarvis
1839:Dawnus
1708:Keller
1584:Beazer
1563:Vistry
1538:Redrow
1523:Miller
1411:Systra
1361:Jacobs
1321:Capita
1299:Atkins
1274:AKT II
813:(1930)
561:appeal
528:courts
522:-made
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1809:Bovis
1804:Birse
1778:Wates
1473:Bloor
1441:House
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1371:Mitie
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1080:TCPA
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730:bias
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