The processing of a planning application will involve the following stages:

• a check is carried out to ensure forms are properly completed, plans are included, the owner and/or leaseholder of the property (if not the applicant) is notified, and the correct fee has been paid

• advertisements are placed in newspapers or notices are put up in appropriate places, if necessary

• consultations are carried out. In general these: (i) clear technical aspects with public bodies and service suppliers; (ii) inform people who might be affected by the application such as neighbours

• any one has the right to ask the Borough Council for more information and to raise objections to a proposal

• a Planning Officer will visit the site and will contact the applicant (or agent if there is one) if more information is required or if amendments are required

• further consultations may be carried out if significant changes to a proposal are made

• the application will then be determined by the Planning and Development Control Committee of the Borough Council or by the the Borough Development Officer under delegated powers, taking into account all relevant factors (see Planning considerations below). If an application is reported to the Committee anyone may attend the meeting to hear what is discussed, and in certain cases where a request has been made, the applicant and other interested parties will be allowed to address the committee.

a formal decision notice is sent to the applicant (or their agent) and all those who wrote in respect of the application will be informed of the decision shortly after it is made.

This is in accordance with government policies to speed up planning decisions, of which around 85% of applications are determined without reference to the Development Control Committee and where the decision is in accordance with Council Policy.

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Planning considerations taken into account in determining applications

We determine applications in accordance with the following criteria and guidance and the above legislative constraints.

Each application has to be considered on its own individual merits. However, Section 54A of the Town and Country Planning Act,1990 states:

"Where, in making any determination under the Planning Acts, regard is to be had to the development plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise."

Therefore, where the development plan has policies which affect the proposal they will dictate the decision unless there are other material considerations which should take precedence. Other material considerations would need to be both so significant and unique to the proposal to prevent the decision being used as a precedent for subsequent applications elsewhere.

Material considerations include:

• how does the development fit in with its surroundings?

• design & appearance

• scale

• materials

• access

• traffic generation

• use/activity to be carried out

• nuisance, e.g. noise

• contribution to any significant local, national or international objective

• previous appeal decisions

• compliance with Central Government's Planning Policy Guidance notes (PPG's and RPG's) or Planning Policy Statements (PPS's)

• Central Government's planning Circulars e.g. affordable housing ; planning gain; the historic environment.(Click here to view circulars issued by the Office of the Deputy Prime Minister - Statements of National Planning Policy)

Issues which are not considered to be relevant to a planning decision include the following:

• moral issues

• other legislation

• effect of competition on individuals

• personal circumstances of the applicant

• private rights and covenants

• protection of a view

• property values/financial loss

• local opposition not in itself a reason to refuse permission

• boundary disputes/ownership matters