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Duty Planning Officer This page gives you basic information of how the planning system works, how we reach decisions, the different bodies involved in the process and the framework within which decisions are made.

The five stages all applications follow:

Step 1 - Validation

We check the following information is included with all applications:

are the forms filled in correctly?
is the fee correct?
have the necessary plans/elevations been submitted?
is any additional material required?

Approximately a third of applications don't include all of the above, and are delayed until we have all the right information. Don't become a statistic!

Double checking your application before submission can save several days of delay.

We register each application on the same day, and aim to validate 95% of applications within three days of receipt.

Once valid, the application will be acknowledged in writing, giving a unique reference number, which you can use to track the process of the application online.

Step 2 - Consultation

Most planning applications have a 21-day consultation period so that the views of local people, businesses and other interested bodies can be sought on the proposal. At the same time as writing to neighbours we also advise national, regional and local organisations that we have received the application. For example we may need the input of our Highways team if the application impacts on roads or we may need the advice of English Heritage concerning a Listed Building application.

It is our statutory duty to notify the public of all applications, typically by writing to neighbouring properties, and displaying all applications on this website. Depending on the type of application, we may also display a site notice.

Advertisements also feature in the Yellow Advertiser each week. This way of publicising planning applications is not intended to be a substitute to writing to neighbours.

To view plans please use our Online Planning Service available 24 hours a day, 7 days a week.

If you do not have access to the internet, please use the computers at local libraries or the One Stop Shop.

Step 3 - Consideration

After the consultation period, the case officer will make some initial judgements on the merits of the proposal. The officer will take into account Government guidance, the Local Development Framework, any recent appeal decisions and other considerations material to the application.

The case officer will use their site visit notes and digital photos to make an assessment of the site characteristics and the proposals effect on the surrounding area. The case officer will consider all or some of the following:

design and street scene
materials
access for disabled people
any impact on your neighbours (eg. loss of light and privacy)
noise nuisance
traffic and parking issues

It is our practice to negotiate small changes to enhance a proposal, perhaps in-line with our LDF policies, provided the risk of missing the Government target for making a decision is not significant. The planning officer will write a report with a recommendation to grant or refuse planning permission. Decisions are not final until a senior member of the department has viewed the case.

All objectors/supporters will be informed in writing when an application has either been decided under delegated powers or when the application is going to our Planing Committee.

We will inform applicants/agents in writing when an application has been put to committee for a decision at least five days before the committee meeting.

Step 4 - Decision

Around 95% of applications are decided under 'delegated powers', the remainder are decided by elected councillors.

Our delegation system allows for the majority of applications to be dealt with by our teams of professional planners. This scheme ensures the public receives a fair, prompt and transparent service from the department.

More than 90% of cases are decided under "delegated powers" by the teams of professional planners in the Town Hall, with the rest going to planning committee. The mechanism that decides which path an application takes is quite straightforward; The presumption is that cases are dealt with under delegated powers, unless a Member or Planner "call-in" the application for consideration by committee.

We are targeted to determine 80% of householder applications (eg; extensions to properties, alterations and porches) and other non-householder applications (change of use, advertisements, etc) within a period of eight weeks.

We are also targeted to determine 60% of major applications within a period of 13 weeks.

Step 5 - Notification

In most cases we issue a decision notice within 2 working days of a decision being taken.

We post the decision notice to the applicant or agent, not both, by 1st class mail. If you wish to view your decision the same day its made and download your decision notice too, you can do this online from our online planning search section.

We write to anyone who has made a representation, telling them the outcome of the case, or advise them of the committee date, where the case will be decided by elected councillors.

Further copies of decision notices can be ordered from the Customer Relations Team at a flat rate of £15.

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