The application process

We check your application to make sure it is completed correctly, and you have included all necessary information.  

We aim to register all valid applications sent to us using the Planning Portal within five working days. Applications sent to us by post or email will normally take longer

During the consultation period, we will do the following: 

• send the application to various bodies for comments and expertise
• send notification letters to properties that share a boundary with the site and, in some cases, display notice(s) near the site
• if needed, we will also advertise in the local paper to encourage public feedback

The time allowed for comments to be sent will be clearly shown and will take into account time for the application to appear online. Relevant comments received after the formal consultation period will also be considered, as long as they are received in reasonable time before a decision.

We do not reply to comments we receive about an application.

The proposal is assessed by officers against prevailing policies and guidance while taking account of the responses received during the consultation period and all other material considerations.

Step 4 – negotiation with the applicant

Please be aware that we reserve the right to request or accept changes to any planning application that is under consideration with us. If changes are required, we may get in contact to discuss a way forward. 

Our pre-decision changes set the framework for how and why we request or accept changes. 

In such instances it may be required to agree a time extension to the application target date. This time extension allows officers to consider the new information and to consult again where necessary (steps 2 and 3). 

Step 5 – recommendation

The planning officer will make their recommendation in a report. When applications are being decided by the planning committee, reports will be available on our website five working days before the meeting. 

All other reports will be available on our website after a decision is made. 

Step 6 – decision

1. A decision will be made by the planning committee or a senior planning officer who has decision making powers. Over 90% of all planning applications will be decided by senior officers.
2. The application case file, available on our website, will show when the planning committee will make a decision.  All planning committee meetings are held in public and are free to attend.
3. After a decision is made, a copy of the decision notice will be published in the application case file on our website.
4. A small number of applications will need the applicant to sign a legal agreement. The final approval will not be published until any legal agreements are signed and completed.

Step 7 – after the decision is made

Conditions

If approved, the permission may include conditions. This may require adherence to the condition(s) or for further information to be submitted. 

Please see our Planning conditions webpage for information about discharging conditions from your planning permission, or requesting to change or remove conditions.

Appeals

You can appeal a planning decision if any of the following apply:

• you were refused planning permission 
• you were granted planning permission with conditions you disagree with 
• we have not given you a decision on your application and 8 weeks (13 weeks for major development) have passed since the date they told you they’d received the application (or if a time extension you have agreed has passed) 

Only the applicant (or someone acting on behalf of the applicant) can appeal a decision. Neighbours and others interested in the application have no right of appeal against any planning decision.