What happens to your application?

Before submitting your application, we strongly advise you discuss your proposal with any neighbours, and anyone else who may be affected by your application, as this can assist the process.

Processing your application

Once we have received your application, the Technical Team will check the application forms are correct, that we have all the information and plans needed, and the correct fee. If there are any mistakes or anything is missing, we will contact you as quickly as possible to get matters corrected.

We normally have 8 weeks in which to reach a decision (13 weeks for major applications).  The vast majority of decisions are made within this timescale.

You will be able to see your application details using our planning application search website or request updates by e-mail or telephone to the case officer. We may not be able to give you an instant answer to your enquiry, but will respond as soon as possible.

Publicising your application

Shortly after validating your application we will advertise the application with a site notice displayed on or close to the site, and additionally for some cases a notice in the local paper. Parish and town councils as well as other agencies, and interested groups may also be consulted in line with the Statement of Community Involvement to give them the opportunity to comment on your application. They will have at least 3 weeks in which to respond.

We also publish a Weekly List of all new planning applications. This is distributed to libraries, council offices, newspapers and various other organisations, as well as on the council’s website. In some cases an advert may also be in the local newspaper to let people know about the application. All comments are public documents and will be publicised on the website.

Before making a decision, we consider all the responses received during the consultation period.

Consideration of your application

The planning case officer is responsible for gathering together all the information we need to assess your application. The case officer will assess the site and the surroundings. They may contact you to arrange access to the site if necessary.

Whilst assessing the application should additional information or amendments be required the case officer may be in touch with you or your agent.

Making a decision on your application

Once the period for consultation is over, the case officer will prepare a report which is a professional assessment of the planning merits of your proposals. This will take account of local planning policies and practices, national planning policy, government guidance and the comments received in response to consultation, as well as any other material planning considerations. Most planning decisions are about balancing different views, the case officer will take account of all considerations before reaching a decision. Please remember that the purpose of planning is to protect the interests of the public, not the private interests of individuals. We will not be drawn into private neighbour disputes.

Most planning applications are decided by planning officers and some decisions are made by Planning Committee.

National scheme of delegation

The National Scheme of Delegation is there to make sure that there is greater clarity and consistency about the role of planning committees in planning decision making. The responsibility of planning committee is to focus on the key proposals that matter to an area, enabling other, often more minor and technical decisions to be delegated to officers.

National Regulations separate all applications into Schedule 1 or Schedule 2 categories.

Schedule 1 applications will always be determined by officers and will not be able to be considered by planning committee.

Schedule 2 applications are to be delegated to officers unless the Chair of Planning Committee (or Vice Chair) and the Head of Planning (or other nominated officer) agree the application should be referred to planning committee because it meets at least one of the following legal criteria:

1. where the application raises an economic, social or environmental issue of significance to the local area
2. where the application raises a significant planning matter having regard to the development plan and any other material considerations

Additionally ‘Own Interest’ applications cover those in Schedule 1 and Schedule 2 which are made (whether or not jointly with any other person) by the Council, or an officer or member of the Council, or an application where the Council or any of its members or officers has an interest in the proposal. Any ‘Own Interest’ application can also be referred to Planning Committee where the Chair of Planning Committee (or Vice Chair) and the Head of Planning (or other nominated officer) agree it is in the interests of transparency and propriety.

To ensure the efficient running of the referral process, applications for Listed Building Consent (including variation and discharge of conditions, or an associated planning application), Advertisement Consent, and Tree Preservation Order (TPO) applications which sit within Schedule 2 (and are not ‘Own Interest’ applications) are also delegated to officers under the councils constitution, unless the Head of Planning considers that the application(s) are of such significance they should be subject to committee consideration.

• Referral decisions for Schedule 2
• Legislation on the National Scheme of Delegation

If your application is going to planning committee

If an application is going to be determined by planning committee, a report and recommendation will be included on a planning committee agenda and you will be advised of the planning committee meeting if you have made a representation in advance of the meeting. You can come to the meeting and speak, but you must register beforehand with our Democratic Services, who will advise you on the public-speaking arrangements at Your right to speak at Planning Committee

After the decision is made

Once we have made our decision, we will send the official planning decision notice. It is very important that you read and understand the decision notice and ask the case officer to explain anything you are not sure of.

If we approve your application

If we approve your application there may be conditions attached.  Some of these may need to be complied with before you start work. The appropriate forms and fees guide is available at Make a planning application

If you have started work before receiving permission or you have disregarded planning conditions, the council will consider taking enforcement action.

Before you start any work you must also check whether you also need permission under Building Regulations.

If we refuse your application

If we refuse your application, the reasons will be shown on the decision notice. You may want to get professional planning advice on the possibility of changing your plans to overcome the reasons and it is recommended that you speak to our planning officers. Please also use our Pre-application advice service.

Details on how to appeal are set out on the decision notice.