What Happens to a Planning Application?
When an application is received it is examined to ensure that all the forms have been fully and correctly completed.
Part of this process entails checking that the plans are to scale and clearly identify the site in mention. We will also check that the correct fee has been supplied and the correct certificates have been signed.
Once this is done, we can then register the application as 'Valid' and a consultation process will begin. We will write to appropriate bodies/authorities and certain key neighbours so that they have the chance to comment on the application and inspect the plans if required. In some cases a site notice will be displayed near the area in question and there may be a need to advertise the proposal in a newspaper.
Neighbours and relevant bodies will be given 21 days to comment on an application in writing using the address above or via email to: Development.Control@stockton.gov.uk.
Responses will not be acknowledged or questions raised replied to due to the significant number of representations received which would require additional substantial staffing resources which is not available. However the representations will be considered, summarised and addressed in the case officer's report.
The applicant or agent will also receive a letter which will provide a unique reference number to be quoted in all correspondence and the name of the case officer dealing with this application.
Once the case officer has received the application they will make a thorough assessment of the proposal with regard to Stockton Borough Council and Government policies/standards.
A site visit will also help the case officer to assess the impact of the proposal on neighbouring properties and the surrounding area.
After assessing the application, the Case Officer will write a report to recommend whether planning permission should be granted or not.
Most applications are delegated to officers to determine, however some applications are passed to a Planning Committee to decide, based on the Officer's recommendation.
In the case of mobile phone masts The Local Planning Authority is only allowed a period of 56 days in which to deal with the notification application and a failure to do so would enable the apparatus to be erected by default. The decision on the application will be normally be made at officer level as the Council has delegated the decision on mobile phone masts to officers irrespective of the number of objections received
If planning permission is refused the applicant has the right to appeal the decision.
Click Link: Planning Appeals - Stockton Borough Council
Material Planning Considerations:
There are a large number of factors which go into the decision making process. These are called 'Material Considerations'. The council is guided by both formal and informal advice from central government. This takes the form of Planning Policy Guidance Notes, Circulars and statements from Ministers.
There is also a wealth of legislation, most centrally the Town and Country Planning Act 1990, together with regulations and related legislation, for example, for listed buildings and conservation areas. The Planning Portal website has the most up to date information about these issues, and information is available by following the external link on the left.
The Council must also be mindful of decisions taken by the courts, where relevant, and planning inspectors on appeals.
When considering any application all material planning considerations must be taken on board.
Decisions:
Planning permission can be granted, with or without conditions or it can be refused. If an application is granted planning permission, there is no third party right of appeal. However if an application is refused planning permission, the applicant has three months in which to lodge an appeal to the secretary of state. Details of this appeal process can be found on the blue link on the left.
