How to respond to a planning application

Responding to a planning application
 

1. Do your research. Find out as much as you can about the following: 

• What type of application has been submitted?
• What will the development look like? Plans and drawings will be available on the Local Planning Authority website.
• Have any ecological surveys been carried out? These will be with the plans on the Local Planning Authority website.
• Will the development help or harm wildlife?
• Which habitats and species could be affected? Each planning application should be accompanied by a search from the Local Environmental Records Centre (LERC) – either on its own or within an ecological survey report. If there isn’t one, you can request one from your LERC instead.
• Is the site protected for wildlife? Are there protected sites nearby?
• Is the developer offering to offset wildlife loss, or put in features for wildlife as a part of the development (mitigation and compensation)?
• Will the development result in Net Benefit for Biodiversity?
• Is the site allocated for development in the Local Development Plan?
• Has it had planning permission before? Its often helpful to read previous planning applications, especially if planning permission has been refused in the past.
• Will the decision be made by the Planning Committee?

Most local authorities will provide plans and other documents for a planning application online. If not, you can ask the local planning authority to send you copies. Read everything thoroughly. If you don’t understand something, you can ask the case officer or look at the guide ‘What to do when faced with a planning application in Wales’ by Planning Aid Wales. It can also help to look at aerial photos of the site or visit the site if it has public access. If you feel that there is not enough information to tell whether wildlife would be harmed, you can write a holding objection to request surveys or more details. 

For very large or significant developments, see our page about major developments and Developments of national significance.

2. ​​​​Decide what you want to happen. Should there be no development at all, or can some development still take place? Can harm to wildlife be avoided if work takes place at a different time, or if some parts of the site are protected during work? Would it be acceptable if the wildlife losses were compensated in some way? See our page on mitigation and compensation to see how developments can still happen while protecting wildlife. Can you suggest improvements to the proposal that would benefit wildlife?

If the application is potentially very damaging, and/or a lot of people are concerned, it is best to get together at this stage to co-ordinate your action. See our page on running a local campaign.

3. Write your response. Once a planning application is made public, there are usually three weeks to make a comment, although this can be longer for more significant developments. Make sure your letter or email quotes the planning application reference number and address and is addressed to the correct planning case officer.

Planning applications are decided based on material considerations. These are factors such as highway safety, design and appearance, light and noise, effect on historic features, disabled persons access, and local and national policy. Nature conservation is a material consideration. How material considerations will affect a planning application is guided by the Local Development Plan (found on your local authority website) and Welsh national planning policy.

If you do not want a development to go ahead, or you want changes to the plans, you must write an objection demonstrating that the proposal would go against the policies of the LDP and/or national planning policy. It is helpful to quote the policy or refer to the paragraph number. It is helpful to quote the policy or refer to the paragraph number. Provide clear evidence to support your objection, such as ecological surveys, designated sites, or species records.

If you have suggestions for ways to protect wildlife, or alternative proposals, do mention them here. You can also submit a supporting comment where wildlife has been protected and helped. These help the case officer to make decisions that support biodiversity.

For example planning responses, see here.

More help and advice on responding to planning applications can be found in the guide ‘What to do when faced with a planning application in Wales’ by Planning Aid Wales.

Remember to ask to be told about of any changes to the application, new information and any decisions.

What happens next? Most planning decisions are made by a planning case officer. Larger planning applications are decided by a Planning Committee. Members of the public can speak at a Planning Committee Hearing.

There are several possible outcomes to a planning applications. Only a developer can appeal against a planning decision, but you can comment again if an appeal is made.