Quick links to useful pages
A summary of this information can be found here.
1. Validation and registration
When we receive an application it will be checked to ensure that:
- the plans are clear, to metric scale and show the existing situation and proposed works;
- the forms and certificate of ownership have been properly completed and that the owner and/or leaseholder of the property has been notified;
- all other requirements specified in the validation checklist have been submitted;
- the correct fee has been paid.
If we need more information, we will write to your planning agent (if you have one). We ask for this information within 14 days before we return the application and fee.
If we have all the information needed, we will write to your planning agent with the:
- name of the planning officer dealing with your application;
- application number (you can use this to check progress online under 'Current Application Status');
- the date by which we aim to make the decision (for changes check online).
Please note that where an architect or surveyor (your planning agent) is employed to act on behalf of an applicant, all communications will be with the agent.
2. Consultations and advertisements
We ask for two types of comments on an application:
- Technical - such as Historic England or Hertfordshire Highways, or other Council departments, such as Environmental Compliance.
- Local - we often write and ask for the views of neighbours. In these cases we write to adjoining neighbours and sometimes those opposite.
All consultation responses are put on our website.
Some applications have to have a notice put in the local newspaper and in the street. These site notices are posted on or near the application site. In most cases the Council does this, but in some cases this is the applicant's responsibility.
3. Site visit
The planning officer dealing with an application will make a visit to the application site. The applicant does not need to be there for the visit. Appointments are not usually made unless there are problems with access.
At the visit, the officer will check that the relevant neighbours have been consulted. The officer will assess the impact of the proposals on neighbouring properties and the area. Usually the planning officer does not visit the neighbours.
4. Planning officer review
The planning officer will contact the planning agent if more information or changes are needed to the application. If not submitted with the planning application, the planning officer will discuss with the agent the need for a legal agreement or planning obligation. These Section 106 obligations are legal agreements between the Council and a developer to ensure that extra works related to the development are undertaken.
They are most widely used to get transport, education and environmental improvements and affordable housing, to mitigate the impacts of development.
In addition to the Council's Supplementary Planning Guidance on affordable housing and toolkit, we will:
- Look at the Viability Appraisal as an Open Book assessment.
- Publish a copy of the Financial Viability Assessment/Appraisal online.
- Include a clause in Section 106 Agreements requiring a review of the viability situation within a defined timeframe.
5. Officer’s Report
The planning officer will assess the application. They will write a summary report looking at:
- Local Plan policy;
- Government guidance;
- Any past history on that site or similar applications;
- Standards such as neighbours’ daylight, visibility near roads and junctions, and car parking.
- Comments from technical consultees;
- Any comments or views from neighbours.
The report will include a recommendation whether permission should be granted or refused and why.
6. The decision
We aim to make most decisions in eight weeks (or 13 weeks for major developments). For example, our target for Householder applications is for 75% to be decided within eight weeks.
Most applications are decided by the Head of Planning and Building Control and senior planning officers. All comments, including those from neighbours, have to be considered carefully before a decision is made.
Some applications are considered by one of the three area Planning Committees, who meet every four weeks. Please see Planning Committee Meetings for which applications go to committee, the call-in process and speaking at committee.
To find out if your application is going to be considered at Committee, please check progress online. If we receive a 'call-in', this will be published online.
The agenda for each committee will also be published on our website one week prior to the Committee date. If you do not have easy access to the internet, you can telephone us on 01727 866100 one week prior to the relevant Committee date and ask if your application is going to be heard at Committee.
Date of last review: 04 April 2017
7. The Decision Notice
The planning officers report and decision letter will be put on the Council's website.
If the application is refused, the agent will be sent information on how to appeal the decision.
If granted, the planning permission may have conditions. For information on dealing with conditions or changes see after permission is granted.