Explaining the Planning Process

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.

Checks are made to ensure that the plans are to scale and clearly identify the site in question. We also check that the correct fee has been paid and that relevant certificates have been signed.

We then register the application as 'Valid' and a consultation process begins. We will write to appropriate organisations 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 to the area in question there may also be a need to advertise the proposal in a newspaper.

Neighbours and relevant organisations will be given 21 days to give us their comments about an application. This can be submitted in writing or by email (details available in the 'contact us' section). A lot of people use email to contact Planning Services and to comment on planning applications. However when we receive comments by email we still need to know who made them and where they live. The advice from the Local Government Ombudsman is that any correspondence on planning issues should include a real name and address if it is to be meaningfully considered. If you contact us by email without giving a real name and address we will contact you and ask you to provide one before we can consider your comments.

We are not able to respond to your comments or queries due to the significant number of representations we receive. To do so would require additional staffing resources. However, each representation will be considered, summarised and addressed in the case officer's report.

The applicant or agent will receive a letter which will provide a unique reference number, which should be quoted in all correspondence along with the name of the case officer dealing with this application.

Once the case officer has received the application they will make a full assessment of the proposal taking into account relevant Stockton Borough Council and Government policies. 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 decided by Planning Officers. However, some applications are passed to the Council's Planning Committee who will make a decision based on the Officer's recommendation.

In the case of mobile phone masts we are only allowed a period of 56 days in which to deal with the notification application. A failure to do so would enable the apparatus to be erected by default. The decision on the application will usually be made by a Planning Officer as delegated by The Council (this is irrespective of the number of objections received).

If planning permission is refused the applicant has the right to appeal the decision - for more information about this see - Planning Appeals - Stockton Borough Council.

Material Planning Considerations

There are many factors which are considered in 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, in particular the Town and Country Planning Act 1990, together with regulations and related legislation (for example - Listed Buildings and Conservation Areas). The Planning Portal website has the most up to date information about these issues.

The Council must also be mindful of decisions taken by the courts and Planning Inspectors upon 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. If an application is refused planning permission, the applicant has three months to lodge an appeal to the Secretary of State.

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