Guide to Local Planning

•To guide you through the process.

•To provide links to the various resources and tools that can support and guide you.

•To help you understand the different processes.

•To guide you through the process of giving your views on what is going on in your Local Planning Authority.

•Why do we need such a guide?

•During my journey stating in 2015 it became clear that the Local Planning Process was complexed, time consuming and difficult to understand for the person in the street.

•Resources were hard to find and when found they seem to be written in a language that was hard to penetrate.

•Timescales for making representation are often off-putting and restrictive and hopefully this guide with ensure that at least your main concerns are communicated in a timely and concise manor. 

•Throughout list guide you will find links to various resources that may give you the information you need.

Find out more about your Local Authority

Plain English guide to the planning system (UK Government) (PDF Version for printing)

Planning practice guidance

The Town and Country Planning (Local Planning) (England) Regulations 2012

A Councillor workbook: planning – Local Government Association

Natural England Resource

Department for Levelling Up, Housing & Communities

Department for Environment Food & Rural Affairs

Environment Agency Planning Advice to Developers from the Environment Agency

Department for Transport advice for transport professionals and local councils(DFT Statistics)

UK housing and planning statistics(specific statistic will be referenced through out this guide)

National map of planning data

Local authority green belt statistics for England: 2021 to 2022 (including AONB)

Construction near protected areas and wildlife

WHAT ARE MATERIAL PLANNING CONSIDERATIONS?

Local Planning Authorities can only take into account 'material planning considerations' when looking at comments and objections to a development proposal. The most common of these (although not an exhaustive list) are shown below: 

• Loss of light or overshadowing • Overlooking/loss of privacy • Visual amenity (but not loss of private view) • Adequacy of parking/loading/turning • Highway safety • Traffic generation • Noise and disturbance resulting from use • Hazardous materials, contaminated land • Smells and fumes • Loss of trees • Effect on listed building, conservation area or archaeological interest • Layout and density of building • Design, appearance and materials • Landscaping • Road access • Local, strategic, regional and national planning policies, including emerging policies • Government circulars, orders and statutory instruments • Previous planning decisions (including appeal decisions) • Nature conservation & biodiversity issues • Deficiencies in community/social facilities i.e. spaces in schools • Capacity of local infrastructure i.e. public drainage or water systems 

• Incompatible or unacceptable uses Local Planning 

Authorities cannot take into account matters which are sometimes raised but are not normally planning considerations such as: 

• The perceived loss of property value • Private disputes between neighbours • The loss of a view • The impact of construction work or competition between firms • Restrictive covenants • Ownerships disputes • Personal morals or views about the applicant • Boundary disputes 

The weight attached to material considerations in reaching a decision is a matter of judgement for the decision-taker however the decision-taker is required to demonstrate that in reaching that decision that they have considered all relevant matters.

Please note that generally greater weight is attached to issues raised which are supported by evidence rather than solely by assertion.

•If you are reading this, you have already started.

•Identify the area you're from here Local Planning Authority (LPA)

•Go to your Local Planning Authority website, these websites can be complex and multi layered – Tip use Google search engine like this – your local authority's name in full + the subject you need to find. (At my local authority they have told me this is the most common way members of the public find information)

Sign up to your Local Authority Alerts if they do one.here )

•Find the application location on their website and bookmark it in your web browser for ease of accessing as more information will be added the applications file, (this guide is based on the fact that you will have access to the internet, planning is very much embedded in the digital world and is planned to be more so in the future).

•You need to be clear on what you can and cannot comment on, these are called Material Consideration and may or may be not published by your LPA, but you can find a general view on material consideration here at the Local Government Association (LGA).

•Go here for the Local Government Association main website. For specific information use Google again using the search term - Local Government Association + the subject you need to find (It should be on the first page)

Let's Go

The first thing is to obtain a Biodiversity Report from The Sussex Biodiversity Record Centre Why - it takes at least two months to get also encourage as many people to download and start reporting species on - iRecord

Step 1, read the application documentation

Step 2, Read the Consultee Submission's

Step 3, Decide on which issue you are most Qualified to give an opinion on.

Step 4, Have questions, reach out to social media, and just ask.

Step 5, Research, Research, and more Research

Step 6, Start you submission and keep it in line with material considerations Page 7, keep it concise, reference any source information you quote. in most cases you can add other documents to comments if you are submitting online. Some more useful further information. LPA's do not like boiler plate letters make sure your is unique. 

Step 7, It's not over, you need to keep an eye on the application as more documents might be added.

Step 8, copy the ward councillor with your letter. For large and controversial application also write to your Local MP. Leaflet if you can, for all applications talk to your Town or Parish Council.