Planning - How to get started

Start with the location plan and proposed layout. These show the site boundary and where buildings, roads and other changes are proposed.

Then look for documents covering your wildlife concerns. These might include:

• An ecological appraisal or ecological impact assessment. These reports are often prepared by a professional ecologist and should describe the habitats and species present on the site, drawing on existing records and ecological surveys. It should include an assessment of the likely impacts of the proposed development on wildlife, and set out measures to avoid, reduce or compensate for those impacts.
• Surveys for particular species.
• Tree and hedgerow reports.
• Lighting, drainage and landscape plans.
• Biodiversity net gain information, where required.

Some key points about the planning process that are worth understanding are:

• Planning applications must be decided in accordance with the development plan, unless material planning considerations indicate otherwise. The development plan may include Local Plan policies, site allocations, neighbourhood plans and other adopted development plan documents. The National Planning Policy Framework (NPPF) is an important material consideration. 
• Where a site is allocated for development in an adopted Local Plan, the principle of that type of development has already been established through the plan-making process and the local planning authority cannot consider ‘in-principle’ objections to the development. Objections can still be made, but they are likely to carry more weight if they address matters such as the layout, design, scale, access, ecological impacts and proposed mitigation.
• The local planning authority must consider the benefits and adverse effects of a proposal, taking account of relevant planning policies, legislation and other material planning considerations.
• Planning decisions take account of economic, social and environmental considerations. The weight given to each will depend on the circumstances of the application and the evidence provided. It should not be assumed that environmental harm will carry less weight simply because a development would provide economic or social benefits.
• Planning permission may be subject to planning conditions intended to make the development acceptable in planning terms. 
• Planning obligations may also be used where appropriate. These are commonly referred to as ‘section 106’, ‘s106’ or ‘developer contributions’.
• If an application is refused, granted subject to disputed conditions or not determined within the relevant period, the applicant may have a right of appeal.
• If an application is approved, third parties such as local residents do not normally have a right of appeal against the decision. A legal challenge may be possible in limited circumstances, but it considers whether the decision was made lawfully rather than reconsidering the planning merits of the proposal.

Material considerations are planning matters that can be taken into account when deciding a planning application. They must relate to the development or use of land and be relevant to the particular proposal. Planning decisions must be made in line with the development plan unless material considerations indicate otherwise. 

Material considerations may include:

• national and local planning policies.
• effects on wildlife, habitats, trees and designated sites.
• design, layout, scale and appearance.
• landscape and visual impacts.
• highway safety, traffic and parking.
• noise, air quality and other effects on people’s living conditions.
• flood risk and drainage.
• effects on heritage assets and archaeology.
• climate change and sustainability.
• infrastructure and local services.
• previous relevant planning and appeal decisions.

This is not an exhaustive list. The considerations that are relevant, and the weight given to them, will depend on the individual application and the evidence available.

Matters that are not normally material planning considerations include:

• loss of property value.
• loss of a private view.
• private disputes between neighbours.
• land ownership or boundary disputes.
• restrictive covenants.
• the identity, character or motives of the applicant.

‘Weight’ is the importance given to a material planning consideration when a planning application or appeal is decided. Different considerations may be given different weight depending on their relevance, significance and the evidence available

Planning decisions should be made in accordance with the development plan, which includes adopted Local Plan policies, unless material considerations indicate otherwise. The National Planning Policy Framework (NPPF) is an important material consideration and sets out national policies for making planning decisions in England. 

Local planning authorities and Planning Inspectors must use their professional judgement to balance the benefits and adverse effects of a proposal and decide how much weight to give each relevant consideration.