Stages of a planning application
While every development is different, the process that all planning applications go through should be the same. The different stages are outlined below.
We check your application, to make sure you have submitted all of the necessary documents and fees. We will request any missing information before we can start processing your application. In order to avoid unnecessary delays, please check national requirements and local requirements for your specific application type.
Once we have validated your application, we will acknowledge it and put it onto our Planning Register, Public Access
We will publicise the application in the following ways:
Site Notices and Neighbour letters
We will follow the statutory requirement for site notices and neighbour letters as detailed in our Statement of Community Involvement
These are generated for properties adjacent to the red line or boundary identified on the location plan and anyone else who is obviously affected by the proposal.
We currently advertise the following application types:
- Major Applications
- Minor Applications
- Householder Applications
- Listed Building Consent Applications
- Lawful Development Certificate – Existing Use/Operation.
Consultations will provide details regarding the viewing of the plans, and how to comment on the applications. There is normally a minimum of 21 days (3 weeks) from the date of publishing to the submission of comments online. Comments, and the names of people who submit them, will appear on our public website, although we will remove any contact details from the details we publish, for further information please refer to How to comment on planning applications.
There will also be statutory consultation with experts or local representatives, such as the town or parish council. The results of these will also be available on our Planning Register.
Site visits will not always be undertaken; usually only where it is not possible to make a judgement using online street view and/or photos.
Where a site inspection is appropriate, we will inspect the site and assess the application, whilst considering national and local planning policies, consultation responses and public comments. Where relevant, we will also gather any site-specific information (such as photographs, and/or details of previous applications).
Negotiations on planning applications are an important part of the planning process. However, amendments are not an alternative to well thought through and properly prepared schemes. We would therefore recommend that the Council pre-application service is used so that issues can be identified and addressed at an early stage. Applications may then be determined with the benefit of detailed submissions and within the statutory time period.
We will usually accept minor amendments or submission of additional details in relation to applications after they have been submitted and validated and during the course of considering a planning application.
As these will likely result in further consultations with consultees and/or neighbours we will only accept amended plans if an extension of time of at least 4 weeks (minor applications) and 8 weeks (major applications) is agreed in writing to allow for this further consultation. If this is not provided alongside the amended plans, you are advised to either withdraw your proposal and resubmit or allow the application to continue based on the plans/documents originally submitted.
Please note the Council will not accept the following as amendments:
- Significant changes to the position or raising of the height of buildings
- Amendments which, in the Council's opinion, do not address issues previously raised as a concern bythe Council or consultees which would prevent the application being dealt with in timely
- Where a proposal is unacceptable as submitted being clearly contrary to adopted policies and where it is unlikely that negotiations or amendments can overcome.
If your planning officer asks you to amend your plans or proposal, we ask that you submit these plans or additional information within a maximum period of 4 weeks from the date of request. If this cannot be achieved, you will need to agree an alternative date in writing with the case officer for submission. An extension of time will be required to allow at least 4 or 8 weeks beyond the date of the agreed submission. Failure to submit by the date agreed in writing will result in the application being determined based on the information the officer has before them at that time.
We will not accept any amendment to the red line site area of a proposal once an application is submitted and validated. Any changes that may be required to the red line will therefore require the application to be withdrawn and resubmitted.
The person or body authorised to make the planning decision will provide a recommendation, by means of a written report. This may be a council committee, or an individual who has delegated powers to make the decision.
If there is a committee meeting held to make a decision, we will hold this in public. We will notify the applicant, and anyone who has commented on the application, of the scheduled time and location. All interested parties are free to attend and observe how a decision is reached. For more information about the committee process see Planning Committee - MIDDEVON.GOV.UK
When a decision has been made, either by the planning officer or the planning committee, we will send a planning Decision Notice electronically to the applicant/agent. This may grant full permission or permission with conditions (such as stating which materials should be used, the replanting of trees, or similar obligations). If conditions are imposed, there will be an additional process of discharging these conditions before the development has full planning approval and this will be subject to a separate fee.
If you are unhappy with the decision on your application, you have a right of appeal.
Appeal information for developers Appeal Planning decision
Appeal information for householders Appeal a householder planning decision
If your appeal is rejected, you may wish to obtain expert advice. You may then wish to make an amended application, or resubmission. In order to save time and expense we recommend using our Pre-application advice service to identify any potential issues early and give your new proposal the best chance of gaining approval.
Only applicants can appeal against a planning decision.
If you are unhappy about a planning decision in respect of someone else's application, you cannot appeal on planning grounds. However, if you think that the application was not handled correctly, you can make a complaint to the Council by referring to our Online Complaints Procedure