Receiving an application
When we receive a planning application we aim to confirm that your application has been registered as valid or explain why it has not been within two working days of receiving it. The letter confirming that we have started dealing with your application gives the date by which you are entitled to receive a decision and the name of the Case Officer. Once the application is registered neighbours will be consulted together with relevant consultees such as Highways, Environmental Health, Landscaping as necessary, a three week consultation period normally applies to all applications whereby neighbours and consultees can make comments. The Consultation Charter, available at the bottom of this page, is sent out to your neighbours informing them of the publicity process we carry out and information we supply to enable people to make comments on any application.
If there is additional information which you could supply or changes which could be made to your application to enable it to be recommended for approval, we will telephone, write or meet you to advise of this. We aim to do this (if we need to) within 28 days of registering your application. We will normally only give one opportunity to make changes and will set a time limit for your response in order to enable us to make a decisision within the appropriate timescales.
The case officer will also take into account comments made by other bodies which have a right to be consulted on some applications, the view of Parish Councils and local people, provided that these are relevant planning considerations.
Planning considerations are those matters which are relevant to the purpose of the UK statutory land use planning system and the particular circumstances of the application. They include;
- Design, layout and landscaping of buildings
- The relationship between new and existing buildings, particularly in relation to privacy, daylight and sunlight
- The presence of trees and other landscape features
- Access, traffic and transport issues
- Noise and smell
- Affect on wildlife and the countryside
- Affect on historic buildings and Conservation Areas
- Contribution to the local economy
- Cumulative impact
Planning policies which are used in the decision making process are contained in Development Plan Documents and Supplementary Plan Documents produced by the Council, and the Government National Planning Policy Framework.
Decisions on applications are made in accordance with adopted policies unless there are exceptional reasons why they should not be. The most important policy provisions are those contained in the Cannock Chase Local Plan.
The following factors are not usually relevant when making planning decisions:
- Effect on property values
- Existence of restrictive covenants on the use of land or buildings
- Ownership and access rights
- Property maintenance issues
- Competition between individual businesses
- Loss of a view, from an individual property
- The fact that this application is for a different form of development than a recent approved scheme
- Identity of or history of the applicant
- Whether the applicant is motivated by the need for development to be profitable
- The personal circumstance of the applicant (except in very special cases)
These lists are not exhaustive, but give a general picture of what things can be taken into account when making a decision on a planning application.
Decision making timescale
We aim to make a decision on your application within 8 weeks unless the application is a major application in which case the timescale is 13 weeks, or 16 weeks for an application accompanied by an Environmental Statement. Decisions may take longer if one or more of the following circumstances apply;-
• We need to seek additional information from you or suggest changes.
• The Planning Control Committee needs to make a site visit before reaching a decision.
• The Department of the Environment directs that the Council may not make a decision without its consent.
Written notification of the decision will be sent to you or your nominated agent within two working days of it being made. It will inform you of your appeal rights if your application is refused.
Last Updated: 10/08/2017