If your proposal requires planning permission, it can be a lengthy process and you may end up wondering how it is progressing due to the lack of any feedback from the council.

We have compiled this factsheet to give you an understanding of the process of a planning application and to highlight the key dates and activities along the way.

Most homeowners employ an architect or designer to act as their agent for the application, and they will prepare and submit all the necessary information to the council for the application to be considered.

The application is usually completed on line at the government’s central website www.planningportal.gov.uk although forms can be downloaded or obtained from your local council and posted.

Once the application is made, there are essentially six key stages of the process as summarized below.

Validation

Stage 1 - Duration 1-2 weeks

Once made, the application will be checked to ensure all documents and fees have been submitted and any omissions will be requested before processing can start. 

Shortly after the application has been validated, the council will normally notify you or your agent of the decision date that the application should be considered by. This is generally 8 weeks after it has been registered and your agent should advise you of this date once received.

You can track your application on your local council website.

2. Consultation and publicity

Stage 2 - Duration 3-4 weeks

Once the application has been validated, consultations are sent to various bodies to obtain their views. This usually includes experts such as the highways department and, if applicable, may also include conservation or listed building officers and the parish council. The council will also write to immediate neighbours that they consider will be affected by the proposal and any local residents associations.

Advertisements, where required, are placed in the appropriate local paper and on site and indicate how to view plans and how to comment on them  The need for advertisements in the press and on site is a requirement of legislation, and are often supplemented by council's individual policies and procedures. 

A period of time, usually 21 days from the date of publishing, is allowed for comments to be obtained. The cut off date is normally given by the council on their website, together with electronic copies of any objections received.

3. Consideration

Stage 3 - Duration 1-2 weeks

Once the consultation period has ended, the site is inspected and the application assessed by the case planning officer, taking into account planning policies, consultation responses and public representations.

The case officer will normally only contact you to advise of this inspection if access is required.

4. Negotiation

Stage 4 - Duration 1-2 weeks

If minor problems are identified with the application and there is scope to address these through limited alterations to the proposal, the officer may contact you or your agent to seek suitable amendment.  Stages 2 and 3 may have to be repeated if amendments which significantly change the application are made.

In some cases, where the application raises fundamental concerns, the planners will be unable to consider amended plans during the determination of a planning application. Most planning applications (unless they are major applications) need to be determined within eight weeks and if major changes were made, then people would have to be consulted again on those changes and the planning application would not be able to be determined within the time scale laid down by the government.

In some case, it may be worth considering withdrawing the application and resubmitting it which will avoid a refusal.

5. Recommendation

Stage 5 - Duration 1-2 weeks

The case planning officer will make a recommendation to the person or body authorised to make a decision.  This will either be the Planning Control Committee or an individual to whom authority to make a decision has been delegated.
If the application is to be decided at a Committee meeting, the objectors and the applicant will be contacted to be advised of the time and venue and of any arrangements to enable them to take part. Such meetings are held in public and all interested parties are free to attend and observe how a decision is reached. Public speaking is also permitted.

6. Decision

Stage 6 - Duration 1-2 weeks

A decision is taken on the application either by the Planning Control Committee or The Chief Planning Officer. 

If your planning application is approved, a certificate will be sent to you or your agent (see sample on page 2 of this factsheet)  which you should keep in a safe place as it may be required when the property is sold. You are then able to complete and finalise the Building Regulations approval before proceeding with the work.

Planning applications can be refused where they conflict with planning policies and are viewed to have a detrimental effect on the environment. Where this occurs, you have the right to appeal against the design but it is often better to try and negotiate a revised scheme that is likely to obtain approval.

In reaching a decision, the Council is required by law to limit the matters it takes into account, often referred to as material considerations. What does and does not qualify as a planning matter varies between applications, but can generally be summarised as the impact of the development proposed on the surrounding environment and infrastructure.

Matters which should not be taken into account include who is applying, their past history and the effect on the value of neighbours property.

In Summary

We hope that the above information helps you to understand the process of a planning application and the reason that it can take 8-10 weeks to reach a decision.

Once the  application is made, there is often little you or your agent can do to influence the decision except in cases where it goes to committee or the planners enter into negotiation over minor amendments.

In most cases, it is worth monitoring progress on the council’s website as this will provide you with key dates and any change in the application status.

Whilst you will pleased to receive approval for your proposed works, be aware that most certificates will include conditions such as those shown in the sample below.

View the sample certificate here