The planning application process
For more information on the planning application process you can view a planning
application process flowchart  showing the process for a simple planning application.
 How long does it take to decide
my application?
What happens to my application?
Will my application be acknowledged?
Who is consulted?
Will you visit the site?
If my application goes to the Development Control
Committee, where can I see the Planning Officers Report?
Who makes the decision?
What do I need to know about an approval?
Why has my application been conditioned?
What do I need to know about a refusal?
Can I appeal if the Council turns me down?
How soon or late can I start work?
Who can use the planning permission?
How long does it take?
The Council should decide your application within eight weeks.
Large or complex applications may take longer. The Council should be able to give you an idea about
the likely timetable. If your application is not decided within eight weeks, the Council should obtain
your written consent to extend the period. If it has not done so, you can appeal to the First Secretary
of State (ODPM). But appeals can take several months to decide and it may be quicker
to reach agreement with the Council.
What happens to my application?
After your application is received it will be given an initial
check to make sure that it is complete and valid.
Acknowledgement
It will be registered and an acknowledgement letter will be sent
to you which is also the receipt for your fee. The letter will tell you by which date a decision on
your application should be made, which will be eight weeks from the date on which your application was
received. Most applications for domestic extensions will take less time than this. The Council seeks
to deal with the majority of applications within this eight week period.
Consultations
Your application will then be the subject of discussions and consultations
both inside and outside the Council. For example other Council departments may be asked to comment on
matters such as design, landscaping, trees etc. and outside bodies such as the Highways Authority or
Environment Agency may wish to comment on other issues. Details of every application are sent to the
relevant Parish Council. Publicity is given by neighbour notification on the basis of individual letters
to owners/occupiers of properties which immediately adjoin the site and others directly affected
by the applications.
Site Inspection
The case officer dealing with your application will visit the
site in order to assess the merits of your scheme including its effect on the character of the area
and amenities of neighbours and its relationship to adjoining property and land uses. Should it be felt
that your application would benefit from an amendment the case officer will contact you.
Officers Report
For those applications that go to the Development Control Committe,
you can view the Planning Officers report to Committee by visiting the Development Control
Agenda page. The Agenda (including the Officers Reports) for the forthcoming Committee date will
be available for viewing 5 days before the date of the Committee meeting.
The Decision
When all the consultation and negotiations are over the application
will be put forward for a decision. The Development Control Manager will make most decisions on straightforward
applications under powers delegated to him. All other applications are considered by the Development
Control Committee which usually meets every four weeks and members of the public are welcome to attend.
To view the dates for our Development Control committee please view the Development Control
Committee dates. In certain circumstances members of the public are allowed to address members
of the Committee. For further details go to the following link Public Speaking at Development
Control Committee.
Approval
If you get planning permission, read the decision notice carefully
as it may include conditions as an integral part of the permission. Some conditions require action before
any work commences.
Conditions
As an alternative to outright refusal, the Council may grant permission
subject to conditions, for example, restricting what you can do on the premises, or requiring you to
get specific approval for aspects of the development, such as the materials to be used, before you can
proceed. The Council has to give reasons for the conditions.
If you are not prepared to accept the conditions you can either
discuss the position with the planning officer, who may be able to suggest ways of overcoming the Council's
objections, or you can appeal against the condition(s) that you do not agree with.
Refusal
If you do not get permission, the decision notice will give the
reasons why. If you are unhappy or unclear about the reasons for refusal or the conditions imposed,
talk to staff at the Planning Department.
Ask them if changing your plans might make a difference. If your
application has been refused, you may be able to submit another application with modified plans free
of charge within 12 months of the decision on your first application.
Can I Appeal if the Council
turns me down?
Yes, and you can also appeal if your permission has been granted
subject to conditions which you think are unreasonable. You may also make an appeal if the Council does
not issue a decision within eight weeks (known as non-determination), unless you have agreed in writing
to an extension of that period. More details of the Planning Appeals process are avaialble by viewing
our Appeals Process page.
Appeals are intended as a last resort and they take several months
to decide. It may be quicker to discuss with the Council whether changes to your proposal would make
it more acceptable or, in cases of non-determination, when your application might be decided if you
choose not to appeal. However, if you do wish to lodge an appeal, the procedure to follow is set out
by the Planning Inspectorate.
Starting work
Generally, unless your permission says otherwise, you can begin
the development at any time within five years of the granting of planning permission. If you have not
started work by then, you will probably need to re-apply. If the permission is subject to conditions,
for example requiring you to submit for approval details of a specified aspect of the development which
was not fully described in the application, these must be dealt with before the development can begin.
If outline permission has been granted, you will need to submit
a further application for approval of anything that was not covered by the outline application (known
as "reserved matters") before starting work. This must be done within 3 years of the grant
of outline permission.
You may need to get other approvals such as listed
building or conservation area consent before you can start work.
Who can use the planning
permission?
A planning permission runs with the land. Therefore, the question
of who is to carry out development for which permission has been granted, or subsequently occupies the
premises, is not normally relevant. This means that land or buildings can usually be sold or let with
the benefit of planning permission. Occasionally, however, planning conditions may limit the use or
occupation of land or premises to a named person or company. If you wish to sell or let a building or
land which is subject to such a conditional permission you will need to apply to the Council to remove
or vary the condition.
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