One of the most frequent questions from businesses and individuals is whether the advertisement they plan to install - whether on private or highway land - requires planning permission. Navigating the often complex process of obtaining the relevant consents from local planning authorities can be challenging. Despite the government providing detailed guidance on controlling advertisements, many local planning authorities have struggled to consistently assess applications in recent years, leading to confusing decisions and unnecessary delays, which can be costly for applicants.
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When Is Planning Permission Required for Advertising Signs?
In England, the display of advertisements is carefully regulated to protect local amenity and ensure public safety, particularly road safety. Advertisement control operates under its own set of rules, separate from the broader planning system, and is primarily governed by the Town and Country Planning (Control of Advertisements) Regulations 2007. Understanding the specific requirements and categories of signage is crucial for applicants.
Depending on factors such as size, location and whether the advertisement is illuminated, signage can fall into three main categories:
Deemed Consent: Certain types of advertisements benefit from ‘deemed consent’, meaning that they do not require a formal application process, provided they meet specific conditions and limitations set out in the regulations. This often applies to smaller signs or temporary advertisements.
Express Consent: If the advertisement does not qualify for deemed consent, express consent from the local planning authority is required. This can involve a more detailed assessment and delays may occur, especially if additional consultations or site evaluations are needed.
Advertisements that Require No Consent: In some instances, advertisements may not need either deemed or express consent as long as they meet strict criteria. These tend to be smaller, less obtrusive signs in non-sensitive locations.
When express consent is required applicants need to submit clear, technical drawings and supporting documents that demonstrate how their proposal will affect local amenity and public safety. Local authorities assess whether the advertisement could negatively impact the surrounding area or pose risks to pedestrians and drivers.
At Bluestone Planning we assist applicants in determining whether their advertisement falls under deemed or express consent and help navigate the approval process, ensuring compliance with planning guidelines. In many cases, planning permission may not be necessary, saving clients time and resources.
When Is Highways Consent Required for Advertising Signs?
For advertisements located on highway land, planning consent from local authorities is not needed. However, highways consent must be obtained before any signage is installed. The regulations governing traffic-related signage are outlined in the Traffic Signs Regulations and General Directions (TSRGD) 2016, which detail the design, placement and dimensions of traffic signs to ensure they meet safety standards.
Local highway authorities are responsible for ensuring that signage on or near roads does not create safety hazards or obstruct traffic flow. As part of the highways consent application, detailed drawings showing the exact dimensions and placement of the proposed signs are required to assess any potential risks.
One common issue is sign clutter, where excessive signage can confuse or distract drivers, leading to the refusal of consent. Local highway authorities often hesitate to approve additional signs in areas that already contain a lot of traffic signage, prioritising road safety and reducing distractions.
In addition, applicants may be required to pay a commuted sum, a financial contribution to cover the future maintenance costs of the signage if they want the highway authority to assume long-term responsibility for upkeep. This fee can vary depending on the lifespan and complexity of the sign, so understanding these costs upfront can prevent surprises later in the process.
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At Bluestone Planning we have extensive experience helping clients navigate highways consent applications, ensuring their signage proposals demonstrate clear public benefits and meet regulatory requirements. We also represent clients in negotiations with local highway authorities, working to ensure that any financial contributions align with their objectives and interests.
If you are unsure whether your proposals require planning or highways consent, feel free to get in touch with us directly by calling +44 1235 766825Â or emailing admin@bluestoneplanning.co.ukÂ
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