The decision making process

Once an application has been validated and registered, the local planning authority (LPA) will then publicise and consult on it.

All LPAs are required to publish specified information about all planning applications on their websites, for example address of the proposed development and when representations must be made.

They will also either notify your neighbours or put up a notice on or near the site. In certain cases, applications are also advertised in a local newspaper. This gives the public the opportunity to express views. The parish, town or community council will usually be notified, other bodies such as the county/county borough council (in the case of National Park Authorities), Environment Agency Wales and the in some cases the Welsh Assembly Government may also need to be consulted.

Anyone can comment on your proposals. The relevant LPA will assess the relevance of comments and, in the light of them, may suggest minor changes to the application to overcome any difficulties.

The planning department may prepare a report for the planning committee, which is made up of elected councillors. Or the LPA may give a senior officer in the planning department the responsibility for deciding your application on its behalf.

You are generally entitled to see and have a copy of any report submitted to a local government committee. You are also entitled to see certain background papers used in the preparation of reports. The background papers will generally include the comments of consultees, objectors and supporters which are relevant to the determination of your application. Such material should normally be made available at least three working days before the committee meeting.

The LPA grants/refuses planning permission by sending you a letter notifying you of its decision.