Find out how your planning application is processed, how residents are consulted on your plans and what to do if it is turned down.
To decide whether a planning application will be approved, we will look at:
Once validated, your application will be the subject of consultation and publicity. We have to give a minimum of 21 days for consultation responses. We publish the responses once received and checked for inappropriate content, so you can read these and respond if considered necessary.
The case officer will visit the application site, and consider the proposal against national and local planning policies. A report is prepared which considers all relevant planning matters, including any consultation responses.
Decisions on planning applications should be taken in accordance with the development plan unless there are material considerations that indicate otherwise.
The Development Plan consists of the East Riding Local Plan
Neighbourhood Plans that have been approved by the local community at a referendum will become part of the Development Plan.
The council has prepared a number of Supplementary Planning Documents (SPDs) to expand or add details to the policies in the Development Plan. These deal with specific topics such as affordable housing and the provision of open space; or provide detailed guidance for major areas allocated for development such as the land to the South East of Beverley. Read more about Supplementary Planning Documents
All applications are assessed against national and local planning policies.
If the case officer considers that the application can be amended to make it acceptable, then we will contact you (or your agent) to discuss this. If you are prepared to agree an amendment, we may have to re-consult before making a final decision. If further information is required to overcome concerns we will ask for this.
Either a planning officer or the planning committee will then make a decision about your application. Read more about this in the question below.
Applications are determined in one of two ways:
Approximately 87% of applications are determined through the officer delegation procedure.
All persons who commented on an application together with the agent and applicant (if an agent has not been employed) will be notified of their right to speak at a planning committee by letter. The letter will communicate how the right to speak can be triggered and the date, time and location of the committee meeting that the application will be submitted to.
We aim to determine most applications within 8 weeks, but if further information or amendments are required before we can approve a scheme, we may have to ask for your agreement to go beyond this period.
Major applications (such as proposals for more than 10 houses or more than 1000sqm of floor space) will take longer, and whilst 13 weeks is the period we will aim for, extensions of time are likely to be needed - particularly if any legal agreements will need to be signed before a decision can be issued. Major applications with an EIA (Environmental Impact Assessment) submission can take 16 weeks.
Inevitably, when applications need to go to a planning committee they will take longer, but only contentious applications and large scale applications will normally be referred to committee.
The council's current target is for 75% or above of major applications to be determined within the above 13 or 16 week period.
For minor applications, the current target is to determine 75% or above of applications within the 8 week target period.
For other applications, the current target is to determine 86% or above of applications within the 8 week target period. The numbers below show the current and previous year's performance against these targets:
Once your application has been received, it will be checked to make sure that all the appropriate documentation, plans and fees have been received and you will be notified whether it is valid or invalid.
It is only when an application is confirmed as 'valid', that it is added into the planning register, given an application number and be subsequently assessed.
Once we have determined your application (ie made a decision as to whether it can go ahead), we will send you (or your agent) a 'decision notice' by:
You, and members of the public, can also see the decision notice on the council's planning website, Public Access.
Once validated, your planning application and associated documents are published on the council's website, Public Access. A site notice will also be erected at the site address informing residents of your proposal.
We will always consult the relevant Parish or Town Council, and dependant on the type of application (for example, where new connections to drainage are required) we will also consult relevant statutory bodies such as the Environment Agency and Yorkshire Water.
In some cases, such as in a conservation area, we are also required to publish a press notice. We have to give a minimum of 21 days to receive responses from the public. We publish the responses once received so you can read these and respond if considered necessary. These responses are published on the public access website.
It is important to check if any planning conditions, such as materials and landscaping, need to be met before development commences. If this is the case you will need to complete an application to 'discharge' any conditions (ie approve the submitted details) and submit the appropriate information.
After you have filled in your address details, the form you will need to select from the dropdown menu is 'Approval of details reserved by condition'.
Please note: there is a fee for this service which will depend on the type of application you have submitted. This can be paid online and will be determined when you submit your application.
If you don't agree with the planning conditions imposed, you may be able to revise your application or appeal against the conditions. Read the question below for more information.
If you are refused planning permission or disagree with any planning conditions imposed, you have a right to appeal. However, you are advised to discuss the reasons with the case officer who dealt with your application, as it may be possible that a revised application would overcome any issues.
You may be able to re-submit for free, but your case officer will be able to advise.
Your case officer will be able to advise how to re-submit your application - whether it was online or by post.
If you are unable to overcome any issues following discussion with your case officer, you can make an appeal online or by post. Appeals can take several months to be decided.
Most building work is subject to the building regulations whereby building control approval will need to be obtained. The council's Building Control Service provides an independent check that building regulations have been complied with.
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