Planning changes
The Government has introduced a number of changes to the planning system in England during 2026. These changes affect how some planning applications are decided, which applications may be considered by a Planning Committee and how planning appeals are handled.
Changes to planning decisions from 31 October 2026
From 31 October 2026, the Government's new National Scheme of Delegation for planning functions will apply. The scheme sets national rules for which planning applications must be decided by planning officers and which applications may be considered by a Planning Committees. The new scheme has been imposed by central government and Local Planning Authorities are required to apply the National Scheme of Delegation. There is no provision for any local variation or discretion.
Cannock Chase District Council, along with other local planning authorities covered by the new regulations, is required to follow the new arrangements.
What will change?
Under the new national rules, some applications must be decided by planning officers by default. These include:
- householder applications
- minor commercial development
- minor residential developments of up to nine homes on sites smaller than 0.5 hectares
- applications relating to planning conditions
- some reserved matters applications.
Other applications, including major developments, may still be referred to Planning Committee where they meet the criteria set by Government. This is known as the Gateway Test.
This means Planning Committee will continue to consider applications where the requirements for committee consideration are met.
When can an application go to Planning Committee after 31 October 2026?
A planning application may be considered by Planning Committee only where the relevant national requirements are met. Applications can only fall into one of the following categories:
Application type & what this usually means
Schedule 1 These applications must be decided by officers. They do not go to Planning Committee, unless the own-interest provisions apply.
Schedule 2 These applications are normally delegated to officers, but may be referred to Planning Committee if the gateway test is met and the nominated officer and nominated member agree.
Own-interest applications Applications submitted by, or involving, the Council, a Councillor, an officer, or a Council-owned/controlled body or interest may be referred to Planning Committee where the nominated officer and nominated member agree that this is appropriate.
What does the 500-home threshold mean?
The 500-home threshold relates specifically to reserved matters applications – the detailed proposals that can follow after outline planning permission has already been granted.
Reserved matters relating to outline permissions for fewer than 500 homes will be decided by planning officers as they fall under schedule 1.
For outline permissions of 500 homes or more, reserved matters may be considered for referral to Planning Committee, subject to the requirements of the national scheme.
It does not mean that an outline planning application for fewer than 500 homes cannot be considered by Planning Committee.
Can I still comment on planning applications?
Yes. These changes affect who makes the final decision on some planning applications, but they do not affect your right to comment.
We will continue to advertise planning applications and consult neighbours, statutory consultees and other interested parties where required. You can continue to submit comments during the consultation period.
All relevant material planning considerations raised through consultation will be taken into account when an application is assessed, whether the final decision is made by a planning officer or by Planning Committee.
Can a Councillor still "call in" an application?
Under the National Scheme of Delegation, local councillor call-in arrangements can no longer be used where they conflict with the national rules. Whether an application can be referred to Planning Committee will be determined by the requirements of the national scheme and the Gateway Test set by Government.
BACS Payments
Please note that when you make a payment via the BACs method, you will need to notify us once the payment has been made to confirm. If you do not confirm the payment has been made it may delay the progression of your application.
New planning application fees from 1 April 2026
From 01 April 2026 there will be an increase of planning application fees and pre application fees.
Applications received after 31 March 2026 will be subject to the following new fees:
Biodiversity net gain details required from 12 February 2024
Legislation requiring information on biodiversity net gain (BNG) to be submitted as part of planning applications and post-permission discharge of conditions in England is coming into force on 12 February 2024.
BNG is a new process designed to make sure new developments deliver a net positive impact on the natural environment. It requires development to be planned in ways that minimise any loss and damage to existing habitats and compensate and off-set any damage caused.
Applications for such proposals will need to include sufficient details to be validated and, if they receive consent, will need the ‘general biodiversity gain condition’ discharged before work can begin.
‘Small sites’ (i.e. non-major developments) will be temporarily exempt until 2 April 2024, when similar requirements will apply.
What BNG means for your planning application 7. Biodiversity Net Gain | Cannock Chase District Council (cannockchasedc.gov.uk)
Special areas of conservation (SACs) mitigation requirement payments
Applications determined on or after 1 April 2022 which fall within the 15km radius of the zone of influence for the Cannock Chase SAC will need to provide mitigation.
The types of development affected include new homes including those arising through the conversion of existing buildings, houses in multiple occupation, sheltered accommodation and care homes falling within use class C3 and gypsy and traveller pitches. Hotels, holiday lets, and camping & caravan sites will also need to undertake a habitats regulations assessment (HRA) or provide a financial contribution, if they could generate visitors to Cannock Chase SAC. The majority of payments would be provided through the Community Infrastructure Levy (CIL) however some developments may be CIL exempt.
If a contribution towards SAC is required and the development is exempt from CIL, the SAC mitigation can be paid upfront by a Section 111 form or, where a Section 106 Agreement is required for planning permission, the payment can be included with other obligations.
For more information on CIL, SAC mitigation and the Section 111 form please click on the following link:-
6. A guide to the CIL Process | Cannock Chase District Council (cannockchasedc.gov.uk)