What is Planning's function?
The Broads Authority is the Local Planning Authority for all land and properties within it's Executive Area, and is responsible for processing and managing most forms of development within The Broads area. To find out if your property is within the Executive Area, please go to our Public Access system that will allow you to search for your property online.
Planning permission is the Broads Authority's approval to start building or altering a building or piece of land. Not all development will need planning permission, but in most cases you will need to get the relevant approval before you can begin, which means sending a planning application to us. These pages tell you how the planning permission process works, and how we can help you if you are unsure what type of permission, if any, you need for your project.
The law defines development in The Town and Country Planning Act 1990 as “the carrying out of 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”. This definition is wide and the Courts have debated long and hard over whether certain operations and uses fall within the definition of the development – for this reason it is always sensible to ask the Planning department whether any particular proposal is classed as development if you have any doubts. Some operations which may not be classed as development – such as works to the interior of a building – but may require a separate consent if the building is in a Conservation Area or is a Listed Building even though they do not require planning permission. 
What is Planning Permission?
Will I Need Planning Permission?
Planning permission is required for a wide range of development, including building, engineering and other operations and the change of use of land or buildings.
Examples of works which are common in The Broads and which generally require planning permission include new piling or quay-heading (including replacement works), the creation of new moorings, cuts and 'mooring plots', the creation of fishing platforms, and the raising of land. Increasing the garden area by extending into adjoining land in a different use (e.g. grazing marsh or arable field) will also require planning permission. The mooring of residential boats and the erection of domestic wind turbines always requires planning permission.
What are Permitted Development Rights?
You can make certain types of minor changes to your house without needing to apply for planning permission. These are called "permitted development rights" and are described in this guide. They derive from a general planning permission granted not by the local authority but by Parliament. Bear in mind that the permitted development rights which apply to many common projects for houses do not apply to flats, maisonettes or other buildings.
The Broads is known a s a 'designated area', therefore permitted development rights are more restricted. If you live in a Conservation Area, a National Park, an Area of Outstanding Natural Beauty or the Norfolk or Suffolk Broads, you will need to apply for planning permission for certain types of work which do not need an application in other areas. There are also different requirements if the property is a listed building.
With effect from 1 October 2008, the Government has made major changes to the Permitted Development allowances. While the changes may increase the extent of the works that can be done without permission, exemptions will still apply in The Broads and other cases. The regulations regarding these rights have become a lot more complex and we recommend that you contact the Broads Authority Planning Department if you are considering any type of development or extension to your home or business. We can then advise you of what you can and cannot do. It would be beneficial if all enquires included detailed plans and elevations drawings of the proposed changes to allow the officers to see the exact changes being considered.
