Understanding the planning application process helps you use the objection window effectively. This guide explains the stages from application submission to decision, and where your representation fits.
When a planning application is submitted to a local planning authority, it goes through a prescribed process before a decision is issued. Understanding this process helps you know when to act, who to engage, and what happens to your representation.
When an application is received, the council's planning department checks that it contains all the required information — the correct forms, drawings, and supporting documents. Only when an application is validated does the formal determination period begin. An invalid application is returned to the applicant for the missing information.
Once validated, the council notifies statutory consultees (such as the Highway Authority, Historic England, Natural England, and the Environment Agency depending on the application type), neighbour-notifies adjoining properties, and in some cases erects a site notice. This triggers the public consultation period — typically 21 days for most applications, longer for major development and Environmental Impact Assessment applications.
This is the window in which to submit your objection. The exact closing date is shown on the council's planning portal.
After the consultation period closes, the planning officer assesses the application against the development plan and all material considerations — including the representations received. For applications determined under delegated authority, the officer prepares a decision and issues it. For applications going to committee, the officer prepares a committee report setting out the assessment and a recommendation.
The decision will be one of: grant permission (unconditionally or subject to conditions); refuse permission (with reasons); or grant permission subject to a legal agreement (for major development where infrastructure contributions are required). The decision notice is published on the planning portal.
If permission is granted despite valid objections, the options are limited but exist. Where the decision was procedurally unlawful — for example, where a material consideration was not taken into account, or where the decision was taken by an officer without proper delegation — a judicial review application may be possible, though this requires legal advice and is subject to strict time limits.
Where the applicant has been refused permission, they may appeal to the Planning Inspectorate. In this case, the parties to the original application (including those who made representations) can also make representations to the Inspector. Planning Voice can prepare third-party appeal representations in appropriate cases.
Where permission is granted, conditions attached to the permission regulate how and when the development is carried out. If work begins in breach of a condition — or if development begins without any permission at all — this is a planning enforcement matter that should be reported to the council's enforcement team.
Or call: 01157 365085