Why is making a planning application necessary?

New buildings, major alterations and changes in the uses of buildings and land typically need planning permission. Under the Town & Country Planning Act, local authorities have a duty to control these changes. ‘Control’ means striking an appropriate balance between the need for change and the wish to protect our environment. Protection ranges from keeping historic buildings and streets largely unchanged, to minimising the loss of high quality farmland.

Local authorities welcome appropriate forms of new development. The merits of each application are, therefore, inspected thoroughly. The following procedures show that existing policies and consultation are very important in considering an application.

What happens to your application?

The processing of your application will involve the following stages:

a check to ensure forms are properly completed, plans included, the owner and/or leaseholder of the property (if not yourself) notified, if required, and the correct fee paid;

The application requirements, advice and checklists for the submission of  different types applications are contained within the relevant application forms and guidance notes on the “1App" and "Planning Forms” link in the service directory panel. 

advertisements, if necessary, are placed in newspapers or site notices are put up in appropriate places (sometimes, this is your responsibility);

consultations. In general these cover: (i) clearing technical aspects with other statutory and technical bodies and supply services; (ii) informing those people who might be affected by the application; They all have the right to ask the local authority for more information and to raise objections;

Comments on applications may be made in writing, addressed to Planning Services, Huntingdonshire District Council, Pathfinder House, Huntingdon, Cambs. PE29 3 TN. Quoting the planning application reference number whilst the application has not been decided. Alternatively the Council’s online system for viewing applications “Public Access” also enables comments to be made direct to the Development Control Team. See link to “view existing applications” in the related information panel.

consideration of your application against existing and emerging Council policies and any past history of decisions on that site or for similar applications;

more technical checks that the application meets the Council’s standards for such things as parking, day lighting and visibility near road junctions;

a visit to the site by a planning officer who will also contact you if more information or amendments are advisable;

the case – as it has now become – will either go to a Development Control Panel (DCP) made up of Councillors, or will be considered by the Chief Officer responsible for planning matters. Should your application be referred to the DCP You may attend the Panel meeting and hear the debate;

A link is provided to view the councils online Committee information “Modern.Gov”
The Development Control panel  agendas, minutes, officer reports for Panel applications are available at least 5 working days before the relevant meeting. The information is updated on a daily basis where there is change to the information.

shortly after the Panel or Chief Officer’s decision you will receive a ‘decision notice’.

Your rights during this process:

You should feel free to contact the planning officer handling your case to discuss its progress and to give any information supporting your case.

You can contact the planning officer after the Panel meeting to find out whether permission has been granted.

How long will it take?

Local planning authorities are required to deal with an application within prescribed time periods. The process could be delayed beyond the target period by, for example, requests to you for amendments or the need to fit into the cycle of Panel meeting dates. If the application is complicated, you are strongly advised to engage a professional consultant. The local authority Planning Department and the Royal Town Planning Institute can tell you about consultants in your area. Consultants can give you an estimate of their fees. You can help to speed up the process by contacting the planning officer before you submit the application to see if there are any standards or policies which could apply to your application. You may even be told that planning permission is not necessary, though you may still need approval under Building Regulations. It may cost you less to buy a small amount of professional help at this early stage than to pay for the more extensive help you could need later to sort out complications which could have been avoided. Remember, there are other controls over building, such as legal covenants and dimensions, which may have to be satisfied. Check the terms of your deeds.

The Decision:

Please note that applications submitted jointly will be separated and individual decision notices will be issued for each application. Your application may be approved subject to certain conditions. For instance, the local authority may wish to limit hours of working or insist that materials to be used match the existing ones. The planning authority is empowered to pursue enforcement proceedings against you should you fail to do so.

If permission is refused, the decision notice will list the reasons. You have the right to appeal to the Secretary of State*, but you have to do that within six months. Appeals can be dealt with either by written representations, an informal hearing or by a public inquiry. In most cases when you request to be heard the Planning Inspectorate will offer a ‘Hearing’, a less formal type of inquiry. Written representations involve, the submission to the Inspectorate of a statement of the ‘planning history’ of the site, its location and general description; the intended work and/or development, how it meets the relevant statutory requirements, and why the appellant(s) consider the objections invalid. Arguments supporting objections are submitted by the Council. Do not hesitate to ask the planning officer for advice on the appeal procedures.

A link is provided to the Planning Portal Online Appeal system in the External links panel.

A high standard of service

The planning system is operated by local authorities under the general supervision of the Secretary of State* and the Planning Inspectorate. Planning decisions are the subject of considerable scrutiny by government, and policy guidelines are frequently issued to local authorities.

Planning offices are staffed by highly trained people who keep problems involving planning control under review. You should expect and receive a very high standard and scrupulously fair planning service.

How do I consider Biodiversity when making a planning application?

Cambridgeshire County Council have produced a produced a Biodiversity Checklist giving guidelines for planners, developers and householders on how to provide for the needs of wildlife and their habitats. Click on the link in the box on the right to find out more.

Planning Portal

Links to the Planning Portal are provided. It is a useful source of planning information for the public. listed below are the services the portal offers:

• You can find out whether planning permission is required.
• Gather advice on the planning system in England.
• Find links to more local information.
• Use the FAQ's and Help.
• Make an online planning application to Huntingdonshire District Council, including the purchase of site plans and secure electronic payment.