How your application will be decided

Part of: Submitting a planning application

Contents

The case officer will consider whether to recommend that your application is approved or refused. Your application will be assessed, taking into account:

  • Planning policy and guidance
  • Site features and characteristics
  • Comments regarding the application made by neighbours and the general public
  • Consultation responses from other Council departments and external bodies
  • All other material considerations

If your application is straightforward and meets our policies and guidance, the decision is likely to be made by planning officers. About 90% of applications are dealt with in this way.

Your application will be decided by the Planning Committee in circumstances such as:

  • A councillor has called in the application for determination by Committee
  • At least 10 letters of representation have been received which are contrary to the recommendation
  • The application has generated significant interest and it is considered that Planning Committee determination is required

Further guidance on determining a planning application on GOV.UK.

The decision notice

A written notice giving the decision on your application will be sent within three days of the decision being made.

If your application is approved you may have to comply with certain conditions (such as submitting details of the materials that you want to use to us for approval). Any conditions will be stated within the decision.

You may need to comply with some of the conditions before you begin the work. You also may need to submit a separate application to discharge some of the conditions.

You must carry out the work exactly as shown on the approved plans. Normally, work must be started within three years of the date your application was decided. If work is not carried out during this timescale, the approval will lapse.

If you want to make any changes to the plans after the decision has been made, you may need to submit a new application. Seek advice from your case officer. Any amendment must be approved before you start your work.

If we refuse your application

You will be provided with the reasons if your application was refused. You may want to contact us to discuss whether a different proposal might be acceptable.

If you are still unhappy, you can appeal against a planning decision.

Most appeals need to be made within six months of the date of the decision. 

However, where the appeal relates to a householder planning application, a shorter timeframe of 12 weeks will apply if the fast-track householder appeals system is to be used. The same can apply to minor commercial development.