How planning decisions are made
Planning Officer Assessment
The case officer will assess the information contained in the application together with the representations and consultation responses received against the relevant policies in the Replacement Unitary Development Plan and other material considerations such as siting design and impact upon adjacent properties.
The case officer will prepare a report and make a formal recommendation as to whether permission should be granted subject to conditions or whether it should be refused.
In the majority of cases the decision to approve or refuse planning permission will be taken by a planning officer who has delegated powers to act on behalf of the Council.
The Council's 'Scheme of delegation' refers to who is allowed to make decisions about planning applications. The current scheme of delegation can be viewed on this page.
National Scheme of Delegation
The National Scheme of Delegation is a statutory, England wide system which came into force on 31 October 2026.
The National Scheme of Delegation sets out which planning applications must be decided by officers and which may go to a planning committee, replacing all local delegation schemes. It is established under the Planning and Infrastructure Act 2025 and the Town and Country Planning (Discharge of Local Planning Authority Functions) (England) Regulations 2026.
The Council’s approved Scheme of Delegation is detailed in the following document, Appendix 2: Report of the Assistant Director (Planning, Transportation & Highways) at Regulatory and Appeals Committee held and approved on 15 October 2026.
Decision Notice
After the decision has been made the applicant or their agent will receive a formal decision notice. If the application has been granted the permission is normally valid for three years from the date of the decision.
Please note that if planning permission is granted there may be conditions which require further details to be submitted prior to the commencement of the development for example, samples of materials, or landscaping. These details must be submitted through a formal application for Approval of Details. More information about this process can be found in Make a planning application.
If the application is refused the decision notice will state the reasons why the proposal is unacceptable.
All those people who have submitted comments on a planning application will be notified of the outcome.
View a decision on a planning application
Details of planning decisions, including a copy of the decision notice can be viewed on the online planning system.
Submitting a Planning Appeal
If the application is refused or the applicant is unhappy about any of the conditions imposed on a planning permission they have a right of appeal to the Planning Inspectorate an independent body reporting to the Department of Communities and Local Government. Appeals can also be submitted where an application has not been determined within the 8 and 13 week target timescales. Guidance on how to submit an appeal can be found within the Council’s decision letter and on the Planning Inspectorate's website
Objectors and other interested third parties have no right of appeal. Such a decision can only be challenged on a point of law through judicial review proceedings in the High Court. An application to judicially review a decision must be made within 6 weeks of the decision being made.
More information about the Appeals process can be found on the Planning Inspectorate's website.
