Planning Process – Page 7
The application procedure end to end: types, validation, consultation, conditions and decisions.
Planning Process articles – page 7
156 articlesImplementation: what counts as a lawful start on site
Section 56 lists the operations that begin a development, but works carried out in breach of a pre-commencement condition implement nothing. Discharge first, then dig.
Section 73 variations and the new permission they create
Section 73 creates a new permission alongside the original. Conditions are not inherited, obligations may not carry across and levy liability is recalculated.
Pre-commencement conditions and the agreement requirement
Section 100ZA of the Town and Country Planning Act 1990 stops a council imposing a pre-commencement condition without your written agreement. Miss the notice deadline and you are treated as having agreed.
Discharging conditions: the application, fee and timescale
The fee is per request, not per condition, and the council has eight weeks. Most build programmes underestimate this stage by about six weeks.
Appealing non-determination: when silence is the decision
The right to appeal for failure to determine is real and under-used. The arithmetic often favours waiting, but not always, and the decision is a programme decision.
Speaking at planning committee: preparing three minutes
Three minutes is about 400 words. Choosing the right two points and saying something the officer report does not is what makes them count.
Statutory consultees: who must be asked and what they say
Most delay on medium-sized applications comes from consultation rather than from the officer's own assessment. How to scope the consultee list and resolve objections.
Site notices, neighbour letters and publicity rules
Article 15 of the Development Management Procedure Order lets councils choose between a site notice and a neighbour letter for most applications. Here is what that means for anyone trying to keep track.
Ownership certificates A to D and the notices you must serve
Certificate A, B, C or D depends on who owned the land 21 days before the application. Here is who must be served, the agricultural holdings declaration and the title checks to do first.
Extension of time agreements: when to sign and when to refuse
Signing an extension hands over your right to appeal against non-determination. Here is how to work out what work remains, fix a date, and decide when refusing is worth it.
The 8, 13 and 16 week planning clocks and what stops them
Eight weeks for minor, thirteen for major, sixteen with an environmental statement. Nothing pauses the clock, so here is what actually happens inside it and what an extension of time costs you.
Local validation lists: what councils ask beyond the national list
A local validation list can only be enforced if it was published within the previous two years. Here is what the national list covers, what councils add, and how to dispute a request.
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