Frequently Asked Questions

The Planning Department has compiled a list of the most Frequently Asked Questions about the Planning Process. They can be viewed below.

For a summary overview of the Planning process please read A Guide to the Planning Process (PDF, 210 KB) (opens new window)

For information relating to types of domestic development which may not require the submission of a planning application, please see the guidance contained in the booklet Your Home and Planning Permission (PDF, 587 KB) (opens new window)

How do I submit a Planning Application?

Find information here to guide you through the planning application process.

What do I need to submit with my application?

The following Application Checklist documents should help you when preparing your planning application for submission.

Planning Service Application Checklist Guide to submitting a planning application: Planning Service Application Checklist (PDF, 151 KB) (opens new window)

There are 3 Appendices to the Checklist:

Why do you ask for comments on planning applications within 14 days of the advertisement?

We don't decide on a planning application until the public has had sufficient time to explore it. By law we can't determine an application before the expiration of 14 days from the date it is first advertised, published, posted on our website or notified to identified occupiers on neighbouring land.

We request comments within 14 days so that we know your views as soon as possible in the process. In practice, we will take into account any representations received that raise material planning considerations before the application is determined. It's also useful for the applicant to learn about any concerns early, as it may allow them to make changes. This helps make our decision-making timely and constructive. It also reduces delays at the latter stages of a project.

Why was I not notified of a planning application in my street?

Planning legislation states that we also inform 'any identified occupier on neighbouring land'.

Definition: 'Neighbouring land'

Land which directly adjoins the application site, or which would adjoin it but for an entry or road less than 20 metres in width.

Definition: 'Identified occupier'

An 'occupier of premises within a 90-metre radius of the boundary of the proposed application site'.

If the boundary of your site abuts the red line of an application site but your property is outside of 90m you won't receive a notification. Your property must be occupied too.

What should I write in my objection to a proposal?

When the Council considers comments made by the public in response to planning applications we can only take material planning considerations into account.

Despite there being no official legal definition for the term material consideration it's widely understood to mean the fundamentals involved in land-use planning.

Material considerations will vary depending on the specific circumstances of each case but there are two main tests.

1. It should serve or be related to the purpose of planning - it should therefore relate to the development and use of land; and

2. It should fairly and reasonably relate to the particular application.

Examples of material considerations include:

Issues that may be relevant to the decision (There may exist further material planning considerations not included here):

the local development plan
planning policy and guidance
planning history, including any fallback position, or appeal decisions
caselaw principles
need
public opinion
consultation responses
existing site uses and features
layout, design and amenity matters
infrastructure capacity
highway issues (traffic generation, vehicular access, highway safety)
precedent
alternative sites
planning gain
overlooking and loss of privacy
noise or disturbance resulting from use, including proposed hours of operation

What's not considered?

We won't consider matters which are not relevant to planning such as:

loss of view
negative effect on property
devaluation of property
private issues between neighbours e.g. land/boundary disputes, damage to property, private rights of access, covenants, ancient and other rights to light etc. private property rights including boundary and access disputes, competition between businesses
moral considerations, for example, against betting shops or religious objections such as opposition to working on Sunday
political considerations or ideological dislikes
cost of the development
title restrictions
issues covered by other legislation, e.g. Building Regulations, structurasl stability, drainage changes, fire precautions, matters covered by licences, etc.
problems arising from the construction period of any works, e.g. noise, dust, construction vehicles, hours of working
opposition to the principle of development when this has been settled by an outline planning permission or appeal decision
applicant's personal circumstances (unless exceptionally and clearly relevant, e.g. provision of facilities for someone with a physical disability)
previously made objections/representations regarding another site or application

Useful documents

For more information please read the following documents:

Planning Portal FAQs (PDF, 40 KB) (opens new window)