Rules & Regulations

Signs

Outdoor signs

All exterior signage is subject to the Town and Country Planning (Control of Advertisements) Regulations 1992, enforced by the planning department of your local authority (or the planning department of a National Park authority for National Park areas). The Department for Communities and Local Government produce a very good guide: Outdoor advertisements and signs: a guide for advertisers.

Deemed consent and express consent

The regulations are complex and the policies of planning departments differ slightly across different areas. The regulations allow for the concept of 'deemed consent', where you don't have to apply for specific planning permission for your sign because the type of sign in the location you want to display it is considered within acceptable criteria, and the concept of 'express consent' where the planning authority must review your particular request to see if it fits in with your neighbourhood and current policies.

Many more signs of all types have deemed consent for business premises than for residential properties, so guesthouses and bed and breakfasts should be extra careful when designing signs. If you want to put up a sign on the outside of your property, in your grounds or on the road nearby (with the landholder's permission) you should discuss your intentions with your local planning department (or the National Park Authority if you are located in this area). They will advise whether you need to apply for planning permission or how you could alter your proposal to avoid needing express consent.

Standard conditions

In any event, there are five conditions that all signage must meet - a planning department has the right to request that you take down a sign, even if it had deemed consent, if it doesn't meet the standard conditions. Under the regulations all signs must:

• be kept clean and tidy
• be kept in a safe condition
• have the permission of the owner of the site on which they are displayed (this includes the Highway Authority if the sign is to be placed on highway land)
• not obscure, or hinder the interpretation of, official road, rail, waterway or aircraft signs, or otherwise make hazardous the use of these types of transport
• be removed carefully where so required by the planning authority

Illuminated signs

Exterior, fully illuminated signs almost always need consent from your planning department, unless they relate to your business name, or your business activities, you have a business premises and the signs do not exceed certain sizes.

Illuminated signs displayed through a window may not need express consent, certainly if you are a business premises, but it depends on the size and type, and in some cases on the proximity to the window.

Partially-illuminated signs, where the letters are lit but the background is not, may not need express consent from your planning department, but again, it depends on the size of the sign and the characters.

Non-illuminated signs

You can normally fix a non-illuminated sign to the exterior of your premises without having to apply for planning permission, but, as with all other signs, there are regulations regarding the dimension of the sign itself and the size of any characters on it. Businesses with shop windows may display signs through the window, provided they are relative to the goods or services being sold.

Similarly, you can usually put up a non-illuminated sign at the entrance to your property or in your grounds, without needing specific consent, although again, there are size restrictions. A hotel pub or guesthouse, for example, is usually allowed to put up a sign that is not more than 1.2msq at each entrance that can be reached from different roads.

Signs nearby

If you want to put up directional signs to your business on the roads approaching it you always need planning permission.

Brown tourist signs

Brown tourist signs are administered by the local highways department at your county or unitary authority. All tourist business types can apply, but in practice hotels and guesthouses have been less successful than attractions. Be aware that brown signs are costly - there is a non-refundable application fee (these vary but will be somewhere around £250) plus you are liable for all the costs of erecting the sign(s).

The Department of Transport and the Highways Agency both issue guidelines to highways departments on the consideration of applications for brown signs. When considering an application, issues around information, advertisement, environment and road safety are considered.

In the first instance you are strongly advised to contact your local highways department to discuss fees and application procedures. You can also visit the Highways Department for more information.

Applying for planning permission

In the first instance, discuss your proposals with your planning authority - take in clear designs showing the dimensions, wording, any illumination etc. They will advise you if you need express consent, or if you can alter your sign in any way to avoid needing to apply. If you do need to apply, you will need to fill in a form, include your designs and attach the appropriate fee (depending on the type of sign you are applying for). Fee information is available (usually online) from your planning authority.

Further information and resources

Outdoor advertisements and signs: a guide for advertisers This is a clear and useful guide to the types of signs that (generally) do and don't have deemed consent, and the process for obtaining consent. It is produced by the Department for Communities and Local Government.

www.planningportal.gov.uk This is the central planning portal where you can access forms or find appropriate contacts for your local department.

www.dft.gov.uk This is the Department of Transport's website for information on brown signs and applying for them.

www.highways.gov.uk This is the online guide from the Highways agency giving advice and information about applying for brown signs