Most planning applications are received through the Planning Portal. These are handled by the local planning authority, a statutory function the Council. It is given a unique reference number and the relevant information and documentation is prepared for publication on the Planning Register.

Applications must meet national, statutory criteria as well as be accompanied by relevant information in order for the Council to make a lawful decision on the proposal. These are set out in our Planning Application Validation Requirements.

If the application is valid, it will be assigned to a case officer and necessary publicity will be carried out.

If the application is invalid, the planning agent or applicant will be informed, and an opportunity given to correct or provide additional information.

Submitting a valid application can avoid delays in the process, and seeking pre-application advice first can ensure a valid submission. The Planning Portal contains further advice for the quality and types of documents expected.

Planning applications must be published on the Planning Register. This allows for any interested party to express their views on the proposed development, and the Council must take into consideration those views in reaching a decision.

A notice will be displayed at or close to the application site, or letters will be sent to neighbouring properties. Notifications are also sent to town and parish councils and local ward councillors. These notifications are carried out in line with our Statement of Community Involvement and indicate where the application can be viewed and how to make comments, if they wish to do so.

The Council is also required, or may need, to consult specific organisations or other Council services so to obtain specialist, professional advice on the effects of the proposal. This can include the local highway authority or the Environment Agency.

The publicity process usually takes up to 4 weeks, although the Council must consider all comments received up to the point of reaching a decision.

Any comments which are made on a planning application will be published online in line with our Planning Customer Charter. Further information should not be provided to respond to those comments unless invited by the case officer. Where invited to do so, this information must be provided promptly as it may be necessary to carry out further publicity.

Some proposals may require a visit by the case officer. This site visit may take place during the publicity period. If access is needed to residential or school property, or gated areas of a site, the case officer will usually make contact in advance.

The case officer will consider the proposals against relevant planning policy and material planning considerations, which include any comments received. This will result in a recommendation to approve or refuse permission, which will then be verified by a more senior officer.

The case officer’s report providing the recommendation will be published on the Planning Register at the time of making a decision, or in advance where the decision is to be made by the Planning Committee or Panel.

For applications decided under delegated powers, if the senior officer agrees with the recommendation, a decision notice will be issued to the planning agent or applicant. For decisions made by made by the Planning Committee or Panel, this decision notice will be issued a few days after the relevant meeting.

Where a planning obligation is required, the decision notice will not be issued until that agreement is signed. This can take several weeks.

Where permission is granted, the decision notice may contain conditions that require further details to be submitted before commencing works or occupying the development. This may include samples of materials or drainage or landscaping details. It is important that approval of these details is secured before the relevant stage of the development, as set out in the condition.

Applications for approval of details required by condition can be made at the Planning Portal.

Where permission is refused, the applicant may have a right of appeal. This will be set out on the decision notice. Interested parties have no right to appeal against the Council’s decision.

It may be necessary to make small amendments to an approval of permission. This may be as little as changing the position of a door or window, or as large as changing the layout of a residential scheme.

If the changes are very minor, these may be accommodated under a non-material amendment. This provision only relates to planning permissions. There is no equivalent process for changes to a listed building, advertisement or tree works consent.

Where the changes are more substantive, these may be accommodated under an application to vary the approved plans condition. This allows for the substitution of alternative plans and drawings without having to submit a fresh application. This process cannot be used where the amended plans and drawings would cause conflict with the description of the development.

The information required to support these applications is set out in our Planning Application Validation Requirements.