I have an interest in a current application

How would I know if an application has been submitted near to my property?

You may first hear about a possible new development informally and prior to the formal application submission, through a neighbour or developer.

Otherwise, it is our current practice to consult neighbours with a common boundary with the site and to use a site notice or further letters to inform others in the area of the proposal as appropriate.

If you think that an application is likely to be submitted you can view applications on line by following the Public Access link on this page.

You could approach the relevant Parish Council and ask the clerk if it would be possible to keep you informed of any applications submitted, given that the Parish Council are a statutory consultee. To find out contact details for the relevant Parish Council call 0345 678 9004.

Ways to view plans and documents:

• An application, which includes plans and submitted documentation, can be viewed on line by following the Public Access link attached to this page. The on line method also enables you also to track the progress of the application, including being able to view the decision notice.
• Plans and documentation can be viewed at one of the area offices, to find out the relevant area office and opening times call 0345 678 9004.
• If you are not able to inspect plans conveniently at our offices or on line you should contact the case officer for assistance by calling the above number. The case officer will also be able to provide assistance in helping you to understand the plans.

Commenting on an application

Anyone is entitled to comment on a planning application whether or not they receive a letter.

There is a limited amount of time in which to make comments on an application. The statutory time given to neighbours to comment on an application is 21 days. It is very important to meet any deadline or our comments may not be taken into account.

Written representations will not be acknowledged in writing, however for web based responses, which the council encourages will be provided with an e notification and updates including notification of the decision. Written representations should be forwarded to the relevant area office. Please view the attachment for area office contact information including the relevant address to send your written representations.

Anyone submitting an on line objection will be informed of the planning decision within one working day of the decision notice being issued in all other cases a site notice will be displayed.

After a decision has been made, the officer’s report to committee and all representations received and considered are held on record and are available for inspection during normal office hours for four years.

What is relevant to the consideration of an application (material considerations)

To make your views count you should clearly set out your concerns in writing or by email relating them to matters relevant to a planning decision.

When commenting on an application you should be aware that the following areas are not considerations:

• Planning is about the use of land.
• The identity of the occupier is usually irrelevant.
• A personal interest or a civil dispute.
• Private rights of way are in the control of the person holding the rights.
• Sometimes planning permission is granted for a proposal that is the subject of some restrictive covenant or control by a third party. As with civil disputes and private rights of way, the Local Planning Authority is not able to assume that the matter is incapable of resolution.
• Nobody has a right to a view from their property. The Local Planning Authority cannot control the effects of new development on the outlook from existing property except in the general case of residential amenity.
• The cost of a development is not a material consideration and the Local Planning Authority has no jurisdiction to protect developers from expensive projects.
• Generally speaking, personal circumstances are not a material planning consideration.
• Impact on the valuation of property.

For further information on material considerations follow the Planning Portal link on this page or view the attached practice note ‘ material planning considerations’.

How is an application decided i.e. granted or refused permission?

An application can be determined in one of two ways either by a committee comprising Elected Members or under the scheme of delegation.

There is an agreed ‘scheme of delegation’, which sets out the criteria which officers can determine whether an application is to be approved or refused, i.e. one that accords with planning policy and gives rise to less than six letters of representations can be approved at officer level. There is a copy of the full scheme of delegation attached to this page. Those applications which cannot be considered under the scheme of delegation are required to be determined by Elected Members at either an Area Planning Committee or by the Strategic Planning Committee. A list of committee dates is attached to this page together with a list of Members and their contact details.

You will be advised if the application is to be considered by a Committee because you will be notified of the opportunity to public speak at the committee meeting. Full details of the public speaking arrangements at Committee are attached to this page. Also, a public speaking request form is attached to this page, however, this form can only be completed when you have received an invitation to speak at committee.

How do I know what happened to an application?

If you made comments in respect to an application and if these comments were submitted electronically, then you will receive an e-notification of the outcome of the application.

If your comments were not electronically submitted, then you will either need to (a) view the application on line by following the Public Access link on this page or (b)or call 0345 678 9004 to find out the outcome of the application.

What happens after a decision is made?

There are three outcomes to an application

• Grant permission without conditions.
• Grant permission with conditions.
• Refuse permission.

A full planning permission lasts for three years, whereas an outline application lasts for three years but the last of the reserved matters has to be submitted no later than three years from the date of the outline permission and the development must commence within two years of the approval of last reserved matter.

The applicant may be required to submit additional information before development can start, for example a landscaping scheme or samples of materials that are intended to be used. Such conditions are referred to as ‘pre commencement conditions’.

If the application has been refused, the applicant can appeal against the decision to the Secretary of State within six months of the refusal. If an appeal is lodged then you will be notified but only if you made a written representation to the application. There is no third party right of appeal for example, if your neighbour is granted planning permission, you cannot appeal against the decision. Planning Portal provides full information on the appeal process and can be viewed by following the link on this page.

A Charter for Development Management has been produced by the Shropshire Council to explain the standards of service and performance that you can expect. A copy of this Charter is attached to this page.

If you require further clarification in respect of the planning process and the issues raised above please call 0345 678 9004.

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