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How we deal with your planning application

Planning law requires that decisions on applications must be made in accordance with the provisions of the development plan unless material considerations indicate otherwise. Statements of government policy also constitute a material consideration to which appropriate weight will be given.

We aim to decide applications, as far as possible, within the timescale set by the government. In doing so we will take into account a proposal's effect on the environment and on the interests of the community. It may also mean balancing your needs against the effect the development might have on your neighbours and other people living nearby.

Your application documents

When you submit your application, it is important to make sure that it includes all the plans and information required to enable us to properly consider it. If information is missing, we may not be able to validate your application and it may be returned to you, with any fee refunded. 

If you use an agent to submit an application, we will send all relevant correspondence to them. Will we acknowledge receipt of your application by post. Our letter will tell you (or your agent) who the case officer is and will provide contact details for that officer.

Your case officer

Your assigned case officer will always visit the application site before any decision or recommendation is made.

If we feel that your application needs to be amended to make it acceptable, the case officer will contact you (or your agent) to discuss this.

You will normally be given 14 days to return any necessary changes. If, after 14 days, we have not received any changes or agreed to give you more time, we will base our decision on your original application.

The officer dealing with your application will keep you up to date with its progress, and will tell you when the application is likely to be decided.

Consultation

We consult with over eighty interested organisations such as parish and town councils, public utilities and other relevant organisations on planning applications. These organisations have between 14 and 28 days to give us their comments. If there are complicated issues to consider, we may extend these time limits.

Notification and advertising

We follow the publicity requirements contained in the notice under Article 15 of the Town and Country Planning (General Development Procedure) (England) Order 2015. People occupying a property next to the application site will receive a letter advising them of the nature of the application. The letter will contain:

  • information about where the application can be viewed. Weekly lists of planning applications received are available online

  • the case officer's name and telephone number

  • who and where to write to with comments

Additionally, the following types of planning applications are advertised in the local press and we post a site notice for:

  • all major developments (10 or more dwellings or greater than 1000 square metres)

  • applications which are accompanied by an environmental impact assessment

  • proposed development that do not accord with the development plan

  • developments which would affect a public right of way

 Applications for listed building consent or those affecting the setting of a listed building, or which affect the character or appearance of a conservation area are also advertised in a local newspaper and a site notice is posted (Listed Buildings and Conservation Areas Act 1990). A site notice will also be displayed if an application is considered to be of wider public interest.

We allow a minimum of 21 days for people to comment on letters and site notices, and 14 days for adverts in the press. Where the application is amended or where new information is submitted, and we consider that there are new issues which could lead to further comments, we may re-notify, allowing a minimum of 10 days for comments. Any representation received before a decision is made will be considered.

We are unable to acknowledge comments on applications, or inform you if the application is going to be heard at planning committee. You will need to check on the council’s website for any committee date.

If you have previously made a representation on an application and an appeal is subsequently submitted you will receive notification in writing. You can find lists of delegated decisions or committee decisions.