What are the planning stages?

Following the submission of your planning application, the process typically progresses through six key stages, outlined below, before a decision is reached.

Stage 1 – Validation – Duration 1-2 weeks* subject to the Council’s current caseload

Once made, the application will be checked to ensure all documents and fees have been submitted and any additional information will be requested before processing can start.  Once the application has been validated, the Council will advise us of the target decision date. Decisions are generally made on or around the target date, but this date can be extended if additional information or amends are required during the planning process.

Stage 2 – Consultation and Publicity – Duration 3-4 weeks

As soon as the application has been validated, consultations are sent to various internal bodies to request their feedback on the proposals. This could include ecology, tree, highways, environmental teams and, if applicable, may also include Conservation or Heritage Officers and/or the Parish Council.

Generally speaking, Planning Officers are unable to make a decision without the relevant specialist input, and so if there is a delay in receiving these responses or if amends or additional information is required, this could impact on the target decision date.

The Council will also write to your immediate neighbours and any Local Residents Associations. There is a statutory 3 week period for responses, but the Planning Officer will still consider any comments received after that, so they are aware of the planning application and can comment if they wish. It is worth noting that comments must be made publicly and would be made available to view online.

Stage 3 – Consideration – Duration 1-2 weeks

Once the consultation period has ended, the site is inspected and the application assessed by the Planning Officer, taking into account planning policies, consultation responses and public representations.  The Planning Officer will contact us to arrange the site visit, these are typically short visits and unless the property is listed, generally only require external access.

Stage 4 – Negotiation – Duration 1-2 weeks

If minor problems are identified with the application and there is scope to address these through small amendments, the Planning Officer may contact us. Stages 2 and 3 may have to be repeated if amendments that 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, and may suggest the application is withdrawn to avoid it being refused.

Most planning applications (unless they are major applications) should be determined within eight weeks unless amendments are made or there is a delay in consultee responses.

Stage 5 – Recommendation – Duration 1-2 weeks

The Planning Officer will make a recommendation to the person or body authorised to sign off a decision. Generally speaking, householder planning applications are decided under ‘delegated powers’ at a local level within the Planning Department, but sometimes applications go to Committee for decision. This is either because a local councillor has called up an application to be considered by committee or due to several objections. 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.

Stage 6 – Decision – Duration 1-2 weeks

If your Planning Application is approved, a Decision Notice (approval letter) will be sent to us, which we will forward to you & you should keep in a safe place as it may be required when the property is sold. Planning applications can be refused where they conflict with planning policies.

Where this occurs, you have the right to appeal against the decision, but it is often better to try and negotiate a revised scheme that is likely to obtain approval.

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. At HollandGreen, we can prepare all required documentation and reports, supported by a dedicated Planning Manager to ensure a streamlined and efficient experience throughout the planning process.