How are applications decided?

The local authority will base its decision on what are known as ‘material considerations’, which can include (but are not limited to):

• Overlooking/loss of privacy

• Loss of light or overshadowing

• Parking

• Highway safety

• Traffic

• Noise

• Impact on listed building and Conservation Area

• Layout and density of building

• Design, appearance and materials

• Government policy

• Disabled access

• Proposals in the development plan

• Previous planning decisions

• Nature conservation

While neighbours are consulted and invited to comment, together with parish councils (in England and Wales), only objections based on material considerations are taken into account. If the neighbours do not object and the officers recommend approval, they will usually grant planning permission for a householder application using what are known as delegated powers.

If there are objections or the application is called into a committee by one of the local councillors, then the decision will be made by a majority vote by the local planning committee. At the planning meeting, you or your agent will be given an opportunity to address the planning committee, but this time is limited to a maximum of three minutes.

Getting Planning Permission in the Countryside: Paragraph 55

Many believe it is harder to get planning permission if you are building a home in the countryside. However it certainly isn’t out of the question as our guide to planning permission in the countryside explains.

In fact, under Paragraph 55 of the National Planning Policy Framework, it is even possible to build in green belt land, if your project can be shown to be of particular architectural merit and worth.