Planning and consultation advice

Unless comments are received in writing they will not be taking into consideration in the determination of a planning application. You are advised to formally put your views in writing through our planning portal (using the representations option). Written comments can also be emailed to Development Management. You must include the planning reference number on any comments that are not made through the online system. Comments received will be taken into consideration in the determination process but individual responses to queries raised in letters will not be responded to.

Only online comments will be acknowledged.

How to comment

Using our application search pages and online map you can identify the application you are interested in. You can check any information supplied with the application and if it is still "Pending" there will be a "comment on this application button".

Personal Data

Before commenting on this application we strongly recommend that you read our data protection policy statement contained on our website and publishing your comment page. 

What can I comment on?

Planning matters include

• how it fits in with the adopted Development Plan
• how the proposal fits in terms of design and use with the surroundings
• the effect on sunlight and daylight on neighbouring properties
• the loss of privacy to neighbouring properties
• the effect on parking, traffic and road safety
• noise and general disturbance to nearby residents' land
• ownership disputes

Planning matters do not include

• personal circumstances or character of the person
• spoiling your view
• rights to light
• devaluing your property
• moral issues
• covenants affecting properties
• nuisance caused by building work

Anybody can comment. You do not need to have a direct interest in the application site or be a neighbour. You can support as well as object to a proposal. Remember that all comments received are open to public inspection and may be repeated in other public documents.

Anonymous comments

Due to the legal requirement to make comments available for public inspection, we cannot provide anonymity or accept comments marked ‘private or confidential’. In such instances they will be returned; where anonymous they will be destroyed.

Comments that include offensive, racist, discriminatory, threatening and other non relevant statements will be returned or destroyed as above and will not form part of the application documentation.

National Scheme of Delegation – Schedule 1, Schedule 2, Own interest, Other

The scheme of delegation sets out a two-tier approach to the determination of planning applications. Schedule 1 applications must always be delegated to officers. With Schedule 2 applications there is a presumption that applications will also be delegated, unless:

1. the nominated officer and nominated member agree the application should be referred to a Planning Committee for determination; and
2. it meets at least one of the criteria in regulation 5(3), namely:

• where the application raises an economic, social or environmental issue of significance to the local area; and/or
• where the application raises a significant planning matter having regard to the development plan and any other material considerations.

The Assistant Director - Planning Services will be the nominated officer (Chief Planning Officer) for the purposes with the Head of Development Management acting as substitute on their behalf as substitute. The Nominated Member will be the Chair of Planning Committee, with the Deputy Chair acting as a substitute.

The nominated officer and nominated member will make every effort to reach an agreement on which cases should be referred to Committee. However, where agreement is not possible, the case must be determined by officers under the scheme.

Applications which are specified in the Regulations as falling under Schedule 1, and which must be determined by officers, are summarised as follows:-

1. Applications under section 17(1) of the Land Compensation Act 1961 for a Certificate of Appropriate Alternative Development.
2. Applications under section 26H(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 for a Certificate of Lawfulness of Proposed Works to a Listed Building.
3. Householder applications.
4. Minor commercial applications.
5. Minor residential applications.
6. Applications for Permission in Principle.
7. Section 73 applications (variation/removal of conditions) where the original permission was granted pursuant to a Schedule 1 application.
8. Applications under section 96A TCPA 1990 for non-material amendments.
9. Requests or applications to modify or discharge planning obligations under section 106A TCPA 1990 where the obligation is connected with a Schedule 1 approval.
10. Applications under section 191 TCPA 1990 for a Certificate of Lawfulness of Existing Use or Development (CLEUD).
11. Applications under section 192 TCPA 1990 for a Certificate of Lawfulness of Proposed Use or Development (CLOPUD).
12. Submission of a Biodiversity Gain Plan under Schedule 7A to the TCPA 1990.
13. Reserved Matters Applications relating to any outline planning permission other than a Large Outline Permission.
14. Applications under article 27 of the DMPO for approval required by a planning condition.
15. Applications under Schedule 2 to the GPDO 2015 for:

• Prior Approval; or
• A determination as to whether Prior Approval is required.

Applications which are specified in the legislation as falling under Schedule 2, and which must be determined by officers, unless it is considered by the nominated officer and nominated member that they meet at least one of the criteria in Regulation 5(3), are summarised as follows:

1. Applications for Listed Building Consent under section 10(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.
2. Applications under section 19(1) of the Listed Buildings Act for variation or discharge of conditions attached to listed building consent.
3. Planning applications which the authority considers are connected with an application for listed building consent or a listed building condition application.
4. Planning applications that are not: Householder applications; Minor commercial applications; or Minor residential applications.     
5. Section 73 applications where the original permission was granted pursuant to a Schedule 2 application.
6. Retrospective planning applications under section 73A TCPA 1990.
7. Requests or applications to modify or discharge planning obligations under section 106A TCPA 1990 where the obligation is connected with a Schedule 2 approval.
8. Reserved Matters Applications relating to a Large Outline Permission.
9. Applications for Advertisement Consent under the Town and Country Planning (Control of Advertisements) (England) Regulations 2007.
10. Applications for consent under a Tree Preservation Order (TPO) under the Town and Country Planning (Tree Preservation) (England) Regulations 2012.

There are also specific provisions for Own-interest applications i.e. an application made (whether or not jointly with any other person) by: the authority or where the authority is landowner, a Member of the authority, a senior officer (heads of service and above) or by an officer of the Planning Division, or, an application where the authority or any of its Members, senior officers or officers of the Planning Division have an interest, to support transparency and propriety. These can be referred to Planning Committee for determination if the nominated officer and nominated member agree irrespective of whether they fall in Schedule 1 or Schedule 2.

Where a planning function is not listed in either Schedule 1 or 2, the application will be classed as Other, and the usual constitutional arrangement will apply.

Due to the changes in the legislation, Ward Councillors will no longer be able to request that a Schedule 1 application is considered by the Planning Committee. They will still be able to call a Schedule 2 or Own Interest application to the gateway test, and applications classed as Other will follow the existing scheme of delegation. For applications that must be delegated or that do not meet the gateway test criteria to be reported to planning committee, Member comments will continue to be considered along with other representations made on the application.

Planning petitions will continue to be accepted. Where a planning petition (sponsored by a Councillor) relates to a matter being determined under officer delegation, the issues raised in the petition will be considered as part of the decision-making process. Where the planning petition relates to a matter being referred to Planning Committee, the consideration of the petition will follow the existing process.

Planning appeals

If the application is subject to appeal, comments will be forwarded to the Planning Inspectorate and may be published in full on their website.

In the case of a householder, advertisement, or minor commercial (shop front) development application, the appeal will proceed by way of a fast track procedure. Any comments made about the application will be passed to the Secretary of State and there will be no opportunity to make further representations.