Planning
What are they planning now?
A brief guide to the planning application process and how you can be part of it
The planning application process: a summary
When a local planning authority receives a planning application it is bound by law to publicise it.
For applications for major development it must publish a notice in a local newspaper and either post a notice on the site that passers-by can see, or notify the occupiers and owners of adjoining properties.
Alongside inviting the public to comment, local planning authorities have to consult a range of organisations whose interests may be affected by a proposed development. These can include, for example, the local highways authority if the development could mean an increase in traffic. Issues concerning waste, water or air pollution are referred to the Environment Agency, and Natural England assesses applications that could affect wildlife.
The Parish Council is also a statutory consultee for most planning applications. If the parish has produced a Parish Plan, this will also be consulted.
How will I know what planning applications have been submitted for my local area?
Look out for notices on display at the planned site or in the local press. Your parish council may publicise planning applications on their notice-boards or website. (Short deadlines often mean that it is not possible to use newsletters). They will also put every application onto an agenda for consideration by the full Parish Council or its Planning Committee.
There is also an online register of all planning applications which has links to all site plans and related documents. This is for public access and can be found on the Shropshire Council website www.shropshire.gov.uk/planning.nsf
You can phone the Planning Department directly on 0345 678 9004 for information or advice.
How can I support or challenge a planning application?
Once you have found out all the relevant details of the application, you may have comments that you wish to be taken into consideration.
You can submit comments directly via the online planning register or by writing to the local office:
Shropshire Council Planning, Edinburgh House, New Street, Wem, Shropshire SY4 5DB.
You can also make your views known to the Parish Council who will be asked to submit their own comments. You can have your say in the public part of a Parish Council meeting and if you wish you can stay and listen to the council as they debate the matter. If you want any help or advice, your Parish Clerk is a good person to contact.
What is relevant to the consideration of an application?
Planning applications should describe the proposed development's size and location, how it will function, and its relationship with the immediate surroundings. You should concentrate your support or objections around these three main issues, because they're the key things - the so-called 'material considerations' - which decision-makers will take into account. It can be valuable to cover other concerns, but keep your focus on these main issues.
For more information on material considerations see the link to the left.
How long have I got?
Members of the public usually have a few weeks to comment on a planning application. The deadline for comments is 21 days from the date a site notice is put up or notice is served on neighbours, or 14 days from when an advert appears in a local newspaper. Parish and town councils have 21 days from the date they were notified to make an official comment.
How will my comments be used?
Representations will be kept on public files and may be included within written committee reports or read at public meetings of the planning committee. In addition, please be aware that any representations submitted will be published online. However, in accordance with the Data Protection Act, signatures, telephone numbers and emails will be removed.
If there is strong local feeling regarding an application, the more representations that can be made the better. The Parish Council is only one voice among many.
How will the decision be made?
The allocated planning officer will make a delegated decision on straightforward applications. For more complicated or controversial plans, the decision may be referred to the Planning Committee (Shropshire Council) who may sometimes carry out a site visit.
If the application goes to Committee, it can be very important for those holding strong views to speak at the Committee meeting. You must apply in advance for permission to address the Committee.
There are three outcomes to an application:
- Grant permission without conditions
- Grant permission with conditions
- Refuse permission
Decisions are published on the website and passed to your Parish Council. They appear in the CPC Minutes.
Useful links:
The Campaign to Protect Rural England have published a useful guide 'How to respond to planning applications.' The PDF version is available on their website, www.planninghelp.co.uk. Click through 'What we're doing' and then it should be under the 'Advice' tab.
Shropshire Council Planning Department: www.shropshire.gov.uk/planning.nsf