How are planning applications decided?

Most applications are decided by planning officers under the direction of the Development Control Managers.

Proposals which are of a major or contentious nature or where our officers recommend approval despite objections from the public, the applications are reported in writing to the Council's Planning Board, which meets every three weeks at the Town Hall and is made up of elected Councillors.

Shortly after the result of the application has been determined, the decision notice is sent to the applicant.

Decisions fall within three categories: unconditional permission, conditional permission or refusal.

What consultations are carried out about my planning application?

A number of consultations on each application will take place before the proposal is decided.

Neighbours: those properties in the immediate vicinity of an application site and considered to be affected by the proposal are normally notified and invited to comment. On major proposals, a wider notification may be appropriate.

Statutory Bodies: these include, for example, the Environment Agency, British Gas, United Utilities.

Amenity Bodies: such as English Heritage or English Nature.

Internal Consultations: such as Environmental Health on noise and pollution; Engineers on drainage and highway safety.

Central Government Departments: such as the Highway Agency on schemes materially affecting a trunk road.

How long will a planning application take?

The Government has set the following targets for all councils in dealing with planning applications:

• 60% major applications within 13 weeks
• 65% minor applications within 8 weeks
• 80% other applications within 8 weeks

If your application is likely to take over 8 weeks, we will contact you to let you know and to seek your permission to extend the time taken.

When we think that a proposal is not acceptable but might be so with amendments, we will tell you and, if that means a decision takes a little longer, then we think that is a better outcome for you.

What is the planning application process?

When you submit a planning application you will be sent a confirmation of receipt within 3 working days.

• Your application will be assigned to a Planning Case Officer who will visit the site of the proposal and they may seek the opinion of other professional bodies.
• Your application will be publicised either by public notice or by neighbour notification.  Interested parties then have a minimum of 21 days to submit comments.  The suitability of the proposal will be considered in relation to existing planning policies, past planning history of the site and surrounding area, government advice, responses to consultations and any other material considerations.
• After due consideration the Council will make a decision on your application.  In some instances, your application may have to be referred to the Planning Board for a decision.
• We aim to make a decision within 8 weeks (13 weeks for major proposals), but will contact you if we think it is likely to take longer.  Notice of the Decision will be sent to you within 1 working day of determination.

What issues are taken into account in deciding a planning application?

There are a wide range of issues that are relevant in deciding a planning application such as the design and appearance of a building or extension, car parking, highway safety, noise, privacy, loss of natural light, or for example, with a change of use of land or buildings whether the new use is suitable in terms of its impact on the surrounding area.

These issues are detailed within the approved Chester Local Plan, and other associated planning guidance setting out the Councils policies to guide new planning proposals and the Local Plan is the main document used to determine planning applications.

However, the Council is not allowed to decide planning applications on non-planning grounds such competition between businesses or the impact on property values.

Please telephone the Development Control Section should you require any further information.

Contact Details

Planning - Development Control

Email - planning@chester.gov.uk

Opening hours - 8.30am - 4.45pm

Phone number - 01244 402245

Fax - 01244 320946

Address - Development Control, Development Directorate, Chester City Council, The Forum, Chester, CH1 2HS