After you make a planning application
Once we have received your application it will follow this process.
You can use the Planning Search to check the current status of a planning application.
Timeframes
The targets to determine applications are:
- 8 weeks for householder and small scale developments
- 13 weeks for applications for major development
- 16 weeks if an application is subject to an Environmental Impact Assessment
If we do not expect to be able to deal with an application within the target timeframe we will explain the reasons to the applicant.
Application validation
We check that everything was submitted that should have been, including fees. Valid applications and associated documents will be added to the website.
Invalid applications
If there are problems we will email to let you know. Common reasons for invalid planning applications include:
- No fee
- No Fire Certificate information
- No CIL form. This is a compulsory requirement for all applications for full planning permission, householder and outline applications irrespective of whether floor space is being created or not
- No scale bar on the drawings
- Wrong application forms
- Incorrect address
If the application is found to be invalid, you have two months in which to respond with the required information or payment. If this is not received the application will be withdrawn.
Neighbour notification
Consultation letters will be sent out within one week of registration of a valid application.
Site and press notices will be displayed within two weeks of registration of a valid application
The public are notified for a period of three weeks. During this time objections and supportive comments can be submitted.
Assessment of the application
Planning applications are assessed on their merits and determined in accordance with relevant policies. Comments from local residents and other consultees will be taken into consideration.
Policies and plans
These set out policies which an application should meet:
Material considerations
The material considerations that may be taken into account include matters like:
- The effect on traffic or parking
- The appearance of the proposal
- Overlooking or disturbance
- Loss of light or privacy
- Impact on the local environment
- Whether the proposed use is suitable
Consultation
For some applications, we may ask other specialist organisations for comments.
For example, Historic England will be consulted on proposals to alter historic buildings. Other organisations include local amenity societies and resident's associations.
Site visit
The officer will often need to visit the site to assess the proposal. This usually includes taking photographs of the site.
Often this will be towards the end, after the consultation process with neighbours and consultees, so that issues raised in comments can be assessed at the site visit.
If access is required, arrangements will be made with the applicant as soon as possible.
Amendments
The officer may ask for revisions to the scheme during the application process.
These will usually be small-scale changes, but could be major changes that will need a new application to be submitted.
Find out more about amendments to a planning application.
Report and decision
The officer managing your application will write a report and will recommend your application for approval or refusal. This report will be reviewed by a senior officer.
The decision is either made at this stage, or the application is referred to the Planning Applications Committee for a decision.
The officer is not able to tell you what recommendation has been made until it has been agreed by the senior officer or, in the case of an item going to committee, until the agenda for the meeting has been published.
Appeals
You can appeal if your application is refused, not decided within given timescales, or granted with conditions you don't agree with.
Appeals are administered by the Planning Inspectorate.
There are strict time limits for when appeals should be submitted. Find out more about appealing a planning decision.