How will the decision be made

A number of levels of administration from the individual citizen to central government and the courts can become involved in deciding planning applications. However, the local planning authority alone deals with most of them.

The process begins with an individual householder or business or other organisation deciding to develop some land or a property. The first thing to do is check with the local planning authority that the development does require planning permission. The authority planning department will be able to point out if there are any obvious problems with the proposal, and perhaps suggest adjustments which could help to gain the permission.

If there is much detail to be looked into, it may be sensible to make an 'outline' application first. If that is approved a more detailed application, with full architect's drawings, can be put forward later.

The local planning authority will aim to determine a planning appliation within eight weeks of it being validated. However, they may request to extend this period. For example, this could occur if the issues involved are complex or a lot of people are affected by the proposed development.

When a refusal results, the applicant has the option of lodging an appeal. This will be heard and decided by a Planning Inspector. On rare occasions the original application will be 'called in' or the decision on appeal will be 'recovered' for the Secretary of State to make a decision based on an inspector's report.

An appeal can also be lodged if the permission is granted subject to conditions to which the applicant objects or if the local planning authority fail to determine the application within the eight week period (or the agreed deadline if this period was extended)