Common planning questions

If you have a question about planning this is the best place to start.

Page Contents:

Common planning questions

Please see if your question is answered here before trying to contact us. If you cannot find the information you need we have provided other ways to get in touch further down.

Decision notices often come with an attached list of conditions. Where planning permission is granted with conditions, the permission stands subject to these conditions being met. Usual conditions require the development to commence within a set time period of 3 years, and in accordance with an approved set of plans.
 
Other conditions may form part of a planning permission and must be adhered to in order for that development to benefit from permission. Certain conditions require additional information to be submitted. These conditions will usually be imposed to secure precise details and further information that was not submitted with the planning application. This type of condition may prevent development from starting until the details have been agreed, or may require certain aspects of the work to have this information submitted and agreed before it can begin.
 
Where permission is granted subject to conditions that require further information to be submitted, an application to discharge those conditions must be made in order for the permission to remain valid. Failure to discharge the conditions and comply with the requirements of a permission may result in enforcement action being taken.

You can check on our Public Access website to see whether the conditions relating to the original planning application decision notice have been discharged. The discharge of condition applications (DISCON) will all be shown on the planning history for that site and there will likely be more than one application as conditions can be dicharged all together or individually. Conditions can also be varied (and sometimes discharged) on a Variation of condition application (VARYCO) so check those too.

If the conditions have not been discharged please submit a discharge of conditions application. The fee is £34 where the original application was a Householder application, free where the original application was a Listed Building Consent or £116 for anything else.

If you think they have been discharged but you require this in writing from us, a Compliance of Conditions application must be submitted for each planning application. There is no form required for this type of application so please email your compliance of conditions request to planning@northumberland.gov.uk with the following details:
  • original planning application reference number;
  • full site address;
  • current applicant/agent name, address and email address;
  • the numbers of the conditions you would like checking; and
  • online payment reference from paying your fee online, (please quote the original application reference/site address when paying so your payment can be matched correctly to your application) the fee is £34 where the original application was a Householder application, free where the original application was a Listed Building Consent or £116 for anything else.
Land Registry is the government department created in 1862 to register the ownership of land and property in England and Wales. Any queries about boundaries and land ownership should be directed to them. Visit the Land Registry website. 

Strategic Estates may be able to tell you if buildings/land are owned by the Council. Email StrategicEstates@northumberland.gov.uk. If possible, please include a plan clearly indicating the land you are interested in. 

Covenants and private rights such as restrictions in the title to your property, conditions in the lease or access over land you do not own can be checked by a solicitor. 

For sewer/drain ownership/building over water/sewerage systems please contact Northumbrian Water. 

Our Public Access system is an online record of planning applications and supporting plans etc submitted in Northumberland which may provide some clue regarding who owned the land/property at the time of submission.
If you would like to join our Agents forum which will allow you to receive newsletters, updates and information on meetings please complete the Developer and Agent Forum - registration form.

The Planning Service is keen to engage more with all our service users, we hope you will find the following newsletter(s) useful. All future editions of the newsletter will be distributed to the Developer and Agents Forum members, if you wish to receive these you will need to register and join the Forum. They will also be made available below.


 

About making comments or viewing applications

Public Access is our online planning applications register, it contains applications back to 1974. View plans and documents, important dates and the decision notice. Register to make your comments, track an application and receive a notification when a decision notice is issued.

Search our Public Access Planning Register
Access applications online using our Public Access Planning Register.
  • View the plans, documents, officers report and decision notice,
  • Find important dates such as the decision target date, Committee date or decision issued date,
  • Register to make comments, track an application and receive a notification when a decision notice is issued or if the application is withdrawn,
  • Read any consultee responses or public comments.
Before making a comment please note:
  • All comments will form part of the application record and will be made available on Public Access.
  • Your name and address must be provided along with your comment (which we publish online without change). We do not accept anonymous comments. Find out how we handle your information.
  • It is your responsibility to ensure you do not include signatures, phone numbers, email addresses, information about vulnerable persons, defamatory/offensive comments or anything else you do not want published. 
  • Most application types typically have a statutory consultation and publicity period (usually 21 days). Any consultation expiry date will be shown in the Important Dates tab.
  • We can only take into account comments about 'material considerations', before making a comment read about what issues or concerns you can raise below.
  • We do not acknowledge/respond to comments due to the number we receive. You can check it has been published on Public Access.
If you're unable to make comments online, you can email or write to us:
  • email planningcomments@northumberland.gov.uk, or
  • write to Planning Department, County Hall, Morpeth, Northumberland, NE61 2EF.
The Council can only take land use planning issues into account when it makes a decision on an application. These are known as ‘material considerations’ and will vary depending on the proposal and site circumstances, but may include:
  • The Council's planning policies
  • Central government planning guidance
  • The size, appearance, layout and density of the proposed development
  • Daylight, sunlight and overshadowing
  • Overlooking or loss of privacy
  • Means of access, parking, servicing, traffic generation, highway safety
  • Impact on landscape and ecological habitats
  • Effect on listed buildings, conservation areas and archaeology
  • Noise and disturbance
  • Air quality and odours
  • Contamination
  • Flood risk
  • Renewable energy, sustainability of proposed development
  • Crime prevention and community safety
The following are matters which the council cannot take into account:
  • Loss of view
  • Private property matters such as boundary and access disputes, land ownership, rights to light, restrictive covenants, capacity of private drains, access or damage to property during construction. We would advise you to speak to your neighbour in the first instance or seek the advice of a solicitor.
  • Building over water/sewerage/gas/electricity systems are matters for the utility provider.
  • Effects on property value
  • Trade competition
  • The applicant's personal conduct, history or motives
  • Building Regulations matters such as structural safety and fire prevention and matters covered by other laws such as alcohol or gaming licences
Please submit your comments via our Public Access Planning Register. We do not acknowledge/respond to comments due to the number we receive.

Any work must be carried out in accordance with the submitted plans and the conditions stated on the decision notice, if they are not the works may be classed as in breach of planning. If you have viewed the application on our Public Access Planning Register and think something is not built in accordance with the approved plans you can report a suspected breach of planning to our Enforcement Team (in confidence). View more information about planning enforcement and how to report a breach.
By law, all comments received in response to a planning application will form part of the application documentation and must be open for public inspection. They will be made publicly available on our website and stored electronically with the application. Your name and address will be displayed along with your comment (which we publish without change). However signatures, personal telephone numbers and email addresses will be removed/redacted. Read our Privacy Notice to find out how we handle your information.

Your comment will be passed to the Case Officer responsible for assessing the application. It will not be acknowledged as replies to individual concerns are not possible due to the large numbers we receive throughout the year. All material planning issues raised will be will be considered by the Case Officer before they recommend a decision. Most decisions will be made at officer level, under the council’s delegated powers scheme. However, some applications will be determined by members at the relevant planning committee due to their controversial nature or consultation response. Futher information is available on the planning application process. 
To ensure comments are taken into account it is important to make comments before the statutory deadline. The time period for making comments is usually not less than 21 days from the date we publicise an application. It can change to a later date should the application be amended and this will be updated on the 'Important Dates' (Expiry Date) section of the Public Access Planning Register.

Although the Public Access Planning Register will allow you to submit comments after the comment by date (and up until the decision is made) we have no obligation to take these into account.

No, by law, all comments received in response to planning applications (including the name and address of the person making the comment) form part of the application documentation and must be open for public inspection.  This information will be displayed on our website along with your comment. Signatures, personal telephone numbers and email addresses will be removed/redacted.​ For further detail find out how we handle your information. 

Concerns about personal/sensitive information
Before submitting your comment it is your responsibility to ensure you do not include any information that could compromise the security of yourself, others or any premises (e.g. information about vulnerable persons, holiday dates or details of when a property is left empty). If you are concerned about your details or the content of your comment appearing on our public register please email your comment to planning@northumberland.gov.uk and make your concerns clear (do not submit it online).

If you change your mind about the comment you have sent us and want it removing please email  planningcomments@northumberland.gov.uk. You must include the same email/postal address you used when making the comment, this is to stop people asking us to remove your comments without your permission. If you wish to swap your comment please attach your new comment to the email and maker this clear. Ensure you provide us with the correct application reference number.
Planning applications and decision notices back to 1974 are available to view on Public Access Planning Register. We do not hold records prior to this date.

All application documents from 2009 to date have already been uploaded to Public Access. If you search for an application between 1974 and 2008 where there are no documents or you believe documents are missing you can ask the File Request Team to check for further documents. Requests can be made by email to planningfilerequest@northumberland.gov.uk. Include the planning reference number and full site address including postcode (a map showing the site would be helpful if you have one). If the record is available our Planning File Request Team will locate it and upload the appropriate information to Public Access. They will notify you by email when it is available to view. Please allow 10 working days.

Please note: we are unable to provide paper copies of applications to view.

About advice on the need for permission

We cannot provide advice over the phone or by email because it takes time and further detail to assess this properly. Every proposal is different and must considered on a case-by-case basis. If after reading the answers below you are still unsure please use our pre-application enquiry service.

You may be wondering if you need planning permission, what use class a property can be changed to or what options you have regarding what you can build on a site etc. Please read our dedicated web page do I need planning permission? It explains how to find out for yourself whether you need planning permission for your proposal and what to do next, including how to obtain advice from a Planning Officer or apply for a Lawful Development Certificate.
  • Planning assesses the use of land or buildings, the appearance, highway access, whether the development is in line with local and national policies and the impact that the development will have on the general environment or a neighbour's amenities.
  • Building Control deals with the technical and constructional details of building works to ensure the health and safety of people in and around the building.
These are considered under different regulations meaning when you carry out building work or make alterations to your property, you may need to make a planning application and a building control application. Additional consents you may require.
 
Perhaps you are looking to carry out works within your own garden or are wondering if your neighbour is allowed to put up a fence or shed quite so high. Various online guides are available below that explain the conditions and limitations to help you work out whether planning permission is/was required. For information about rights to light or loss of view see 'About my neighbours development'.

If your neighbour has submitted a formal planning application it will be made available on our Public Access Planning Register. If you cannot find an application and you think the works should have had permission or something is not built in accordance with the plans you can report a suspected breach of Planning. Find out what happens to your enforcement complaint.
Find out whether you need planning permission for your proposal, whether there are local area/individual property restrictions and what to do next on our Do I need planning permission page.
The Town and Country Planning (Use Classes) Order 1987, as amended, groups common uses of land and buildings into a list of use classes. To find out what use class was last approved for a building or land search the planning application history for that site on our Public Access Planning Register. If you are unsure what the full address is or are looking for land try using the Map Search option.

Permitted development rights allow for certain changes of use that do not require an application for planning permission. A prior approval application may be required for certain changes of use under permitted development. Prior approval consent types. If your proposed use (or an existing change of use) meets the permitted development requirements but you still want proof that it is lawful, you can apply for a Lawful Development Certificate (LDC).


If you are unsure if you need permission or what the current use class is and want Planning Services to advise the only way to obtain this advice is to submit a Pre-application enquiry.

If you think you do need permission you will need to pay the correct fee and make a planning application. There are specific prior approval forms if the change does come under prior approval. If not you will need to use the full planning consent form or the outline planning consent form. You may also need listed building consent in addition to these (note: an outline application cannot be used for a change of use of a listed building).

For changes of use to existing dwellings please use the application form for Full Planning Permission (not the householder planning permission form) for the following:

  • building a separate house/holiday let in the garden,
  • changing part or all of a dwelling to business uses or to holiday lets,
  • splitting a single dwelling into flats/multiple dwellings,
  • works outside the garden (curtilage) of a dwelling (e.g. building stables in an adjoining paddock or changing a portion of non-residential land into your garden/parking area).
This is not a service we offer. Calls to Planning are covered by Customer Services or our Admin Team who are unable to offer any advice, even what may appear to be a quick question can be complex. Most queries require further information and take time to research in order give an accurate and informed answer. This is why the only way to obtain advice from a Planning Officer on whether or not your works require permission or are likely to be approved is to use our pre-application service. There are options from a basic yes/no (do I need permission) written answer for £40, to a face to face meeting based on 2 hours with a senior officer for £250.

Every proposal is individual, is likely to require input from different consultees and be considered under various planning policies/regulations. We cannot answer these questions over the phone or by email because it takes time and further detail to assess this properly based on specific details about the site and scale of the works. This is why you would need to put in a separate pre-application enquiry for each of the options. More about our pre-application service.

If you think planning permission was not required for works that you or a previous owner have carried out and you now require this in writing you can submit a Lawful Development Certificate (LDC) for existing use. An LDC provides a legal document stating the lawfulness of past, present (existing use) or future (proposed use) development. If granted by the local planning authority, the certificate means that enforcement action cannot be carried out against the development referred to and is a legal document which may be required if you come to sell the property.

Find out more or make your application on the Planning Portal website: Lawful Development Certificates. 

The Planning Portal fee calculator can help you work out the cost of your application.

About my planning application

Please see if your question is answered here before trying to contact us.

You should hear from us within 7 working days of receipt of your application, usually by email (please check your spam folder). If you have used an agent all correspondence will go directly to them so please check for any update they may have received before contacting us. 

I have received an acknowledgement letter
This will show the expected decision target date for your application. If the date has not yet passed please allow the case officer this time to focus on determining (deciding) your application. They will be in contact if they require additional information or a site visit is necessary prior to the determination. You can track your application and view comments or consultation responses we have received on our Public Access Planning Register. 

I have received an invalid letter
If you have received an invalid letter please read this fully and follow the instructions on the letter. If the letter tells you your application has been closed or you have not provided the information we requested in time you will need to submit a completely new application if you wish to proceed. 

I have not received any correspondence at all
If it is more than 7 working days since you submitted your application (or around 10 days for postal applications) please check your spam folder, we will respond by email if one is provided on your application form. To check if we have received your application send your name, the site address, the application type and how you made your application by email to planning@northumberland.gov.uk. We will usually respond within 3 working days.

Note: if your application reference number ends in FP e.g. 23/012345/FP this is a Building Control reference and is not dealt with by Planning Services. Find the relevant Building Control office and surveyor for your area.

When you receive an acknowledgment letter this will show the expected decision target date (statutory timescale) for your application. Note: this statutory timescale only begins from the date your application is valid (complete) not from the date it was received (unless valid upon receipt). Find your target date on our Public Access Planning Register.

What are the Government's statutory timescales?

  • Tree Works (protected trees), Listed Building Consent, Demolition in a Conservation Area, Consent to Display an Advertisement(s), Approval of Details Reserved by a Condition and Lawful Development Certificates within 8 weeks.
  • Tree Works (trees in a conservation area) within 6 weeks.
  • Prior Approval applications within 56 days for most prior approval applications with the exception of 50 days for telecommunications masts, 42 days for overhead electricity lines and larger home extensions and 10 days for road applications. This includes non-working days (Saturday, Sunday and Bank Holidays). 
  • Non-Material Amendment within 28 days of receiving a valid application.
  • Householder Planning Permission, Full Planning Permission and Removal or Variation of a Condition within 8 weeks, for major development (e.g. over 10 dwellings or 1,000sqm floorspace) this increases to 13 weeks or 16 weeks if the application requires an Environmental Impact Assessment. This always includes (as a minimum) a 21 day consultation period where we seek information from consultees and inform neighbouring land owners of an application. The vast majority of householder applications are determined within 8 weeks. More complex applications take longer e.g. if we need to ask for amendments to address any concerns, but if we need to we will agree a new determination date with you.

What happens if my application is not dealt with on time?

Where an application has not been determined within the relevant statutory period (or such other period as has been agreed in writing between the local planning authority and the applicant), the applicant has a right to appeal to the Secretary of State against non-determination. For further detail visit the government's Planning Practice Guidance website.

If the target date for your application has not yet passed please allow the Case Officer this time to focus on determining (deciding) your application. You can track your application and view comments or consultation responses we have received on our Public Access Planning Register. Thank you for your patience.

If Officers are answering regular phone calls it takes them away from dealing with the high workload they currently have. However, if you feel it is necessary to contact them please call 0345 6006400 and have your reference number to hand. Customer Services will take a message and log it with the correct Team/Case Officer to respond. Officers will aim to respond within 3 working days and resolve your query with 10 working days. Where it is clear at the outset that an extended period will be necessary to respond, the Officer will advise.
If you have already received your decision you cannot amend that application, for advice on what to do in this scenario see 'How can I amend a proposal that has permission?'

Who you submit your amendments to depends on what stage your application is at:
  1. If you have not yet received a letter from us: your application is still waiting to be checked (validated) and you can amend your application on the Planning Portal. 
  2. If you have received an invalid letter: your application has been checked (validated) and is missing information or the fee. It will not be passed to a Planning Officer until you provide the information as requested. Email the information directly to the Validation Officer named on the letter by the date provided.
  3. If you have received an acknowledgement letter (showing the decision target date): the Planning Case Officer and anyone we have consulted may have already started work on your application. The Planning Officer will decide whether to accept any amendments depending on how far along the decision-making process the application is. You may be asked to withdraw and re-submit your application if there are substantial changes. Submit the amended application form/document(s) as soon as possible by email directly to the Planning Case Officer. Please do not submit your amendments on the Planning Portal at this stage.
In all cases:
  • Please submit the amended application form/document(s) as soon as possible (quoting your name, site address and Application reference/Planning Portal reference if you have one). 
  • Make it clear what the change is and which documents you wish to replace. 
  • Only submit what you need to change, not the whole application again.
  • If you did not apply online or don't know the Validation Officer/Case Officer contact details please please email your documents to planning@northumberland.gov.uk.
We aim to allocate applications to a Case Officer within five working days from validation. Once allocated the Officer’s name will appear on the 'further information' tab of our Public Access Planning Register.

Your acknowledgement letter will show the expected decision target date for your application. If the date has not yet passed please allow the Case Officer this time to focus on determining (deciding) your application. They will be in contact if additional information or a site visit is necessary prior to the determination. You can track your application and view comments or consultation responses we have received on our Public Access Planning Register. 
You can withdraw an application at any point in the process before a decision is issued. Every situation is different and it is your choice. The applicant or agent must confirm this to us in writing and include the planning reference number where one has been provided.

If you choose to wait for a decision and the application is refused the decision notice will list the reasons for refusal, our Public Access Planning Register also gives you access to see the comments submitted on your application by anyone we have consulted. This can provide you with a basis to amend and redesign your proposal to potentially overcome or mitigate these issues, and then make use of a free go within 12 months (as explained under 'concessions' in the Guide to the Fees for Planning Applications). Or you can choose to appeal, this option will be explained on your decision notice.

If you wish to withdraw before a decision is made and you have received an acknowledgement letter stating the target date for a decision this means we have already started work on your application and the fee will not be refunded. However, you may get a free go within 12 months depending on the type of application (as explained under 'concessions' in the Guide to the Fees for Planning Applications). The free go does not apply to pre-application advice. Email your request directly to your Planning Case Officer if known or to planning@northumberland.gov.uk. 

If you have not yet received an acknowledgement letter (stating a decision target date) we can return the application fee. Email your request to planning@northumberland.gov.uk. Note any admin fee you paid to submit an application on the Planning Portal is not refundable.
Tempting as it is it's not advisable to start work before you have obtained all the permissions you need. It could prove costly if you have already laid foundations and you are asked to amend the plans to make them more acceptable or you could be prosecuted if you start work on a listed building without consent. It is your responsibility to ensure permission is granted and complied with before any work begins. Your acknowledgement letter will state the target decision date for your application.

Read your decision notice before starting work
We strongly advise that you check your decision notice for any conditions attached to your permission, and comply with them before you proceed. If you have lost this find your decision notice on our Public Access Planning Register. Every development is different and you should allow additional time in your project plan to discharge any conditions following your decision.

Most conditions specify the way in which the permission must be implemented e.g. the development must be started within 3 years from the date of permission or must be built in accordance with the approved plans. As long as you comply with these you don't need to submit further details to us. However, other conditions may ask for additional information to be submitted before you can start work or before a building can be occupied. An application to discharge those conditions must be made in order for the permission to remain valid, this is known as an application for Approval (Discharge) of Details Reserved by Condition. Failure to discharge the conditions and or build in accordance with them may result in enforcement action being taken.

Outline Planning Permission​ 
If Outline Planning Permission has been granted, you will need to submit a further application for approval of anything that was not covered by the outline application (known as "Approval of Reserved Matters") before starting work. This must be done within three years of the grant of Outline Planning Permission. 
The difference between consent types (and choosing the right form), how to work out the fee and the documents you are required to submit are all explained on our Apply for planning permission page.
Planning applications
Fees for planning applications are set by central government and vary depending on the nature of the development you wish to carry out. View the List of Planning Application Fees and Exemptions. This should be read in conjunction with the Planning Fees and Charges Supplementary Guidance Document for further clarification on how planning fees are calculated.

The Planning Portal fee calculator can help you work out the cost of your application. 

Please note: Application fees and a service charge must be paid directly to the Planning Portal if using their system otherwise the application will not be transferred to Northumberland County Council (we are unable to take these fees directly).

If you have submitted your application by email/post directly to us you can Pay for an application online. Please quote your reference number (e.g. 21/02342/FUL) if you have it or use the site address as your reference. If you are unsure of the fee it will be checked/calculated by the validating officer once the application has been submitted and you will receive a letter asking you to pay the correct amount.

Pre- application advice
View the schedule of pre-application fees

Please pay for your pre-application online. You can use the site address as your reference if you don't yet have a PREAPP reference number. Please quote your payment reference number on the application form before submitting it. If you are unsure of the fee it will be checked/calculated by the validating officer once the application has been submitted and you will receive a letter asking you to pay the correct amount.
 
When uploading documents please keep them under 10MB. Read guidance on how to reduce file sizes from the Planning Portal.
  • 10MB is the largest file size an individual document can be when uploaded to the Planning Portal.
  • 25MB is the total email size we can accept to our department.
  • CDs and USB memory sticks will not be accepted or returned.
  • Links to online storage or file sharing websites will not be accepted.
  • If you cannot get your file under 25MB you can send larger files via the Cryptshare website. Please keep individual documents under 70MB. This is the largest file size we can upload to our back office system.
If we cannot download or view an attached file you will be asked to provide it again in a file type we can use. An application will not be registered until all supporting documentation has been received.
A location plan or site (block) plan can be purchased from the Planning Portal.

For all other plans/drawings if you don’t wish to draw these yourself you can employ an architect/planning consultant. Search the RTPI Directory for a consultant or search the Royal Institute of British Architects (RIBA) to find an architect.
Our preferred way of accepting applications and associated documents is online using the Planning Portal. We understand not everyone wishes to do this so you can post or hand in your application to: Planning Services, Northumberland County Council, County Hall, Morpeth, NE61 2EF. Your application will be scanned and emailed to our Planning Department. Please only send 1 colour copy. We cannot post plans back to you so please make your own copy before sending them to us. CDs and USB memory sticks will not be accepted/returned. If you are posting an amendment to your application please clearly write the application reference number on your documents. 
You do not need to own the property to apply for planning permission but certain applications require you to serve a notice on the owner or other co-owners of the property at least 21 days before you submit the application to us. The guidance notes that accompany each application form explain how to complete the correct certificate (where included) and notify the owner(s). Where building work is undertaken the owner of the property or land is responsible for following the relevant planning rules and failure to do so can result in enforcement action being taken.
If we have sent you a letter informing you we have closed your application and you wish to continue with an application you will need to make a fresh application to us. We cannot re-open applications that have been closed and refunded. Please only re-apply when you have addressed the reasons why your application was made invalid and have checked you have all the information we need.

If you made your application on the Planning Portal please do not re-submit an amendment on the original Portal application – you will need to create a new application so you have a new Portal reference number.

About my neighbour's development

Talking to your neighbour about a development before contacting us is usually the quickest way to avoid or resolve a problem.

Check if your neighbour has submitted a formal planning application, view any plans and make comments or view the decision notice on our Public Access Planning Register. If an application has been submitted we would usually post a letter to any neighbour that adjoins or overlooks the site and invite them to make comments within 21 days.

Permitted development (PD) rights allow minor works to be carried out without the need for a planning application. Find out if your neighbour's project comes under permitted development. Works carried out under PD rights cannot be subject to enforcement action even in instances where development is considered to cause harm. 

If you cannot find an application and you think the works should have had permission or something is not built in accordance with the plans you can report a suspected breach of Planning. Find out what happens to your enforcement complaint.
Use our Public Access Planning Register to:
  • Find important dates such as the decision target date, Committee date or decision issued date,
  • View all the plans, documents, officers report and decision notice,
  • Read any consultees responses or public comments,
  • Register to make comments, track an application and receive a notification when a decision notice is issued or if the application is withdrawn.
Changes can be made to a planning application before a decision is made. Minor changes which do not change or alter the development or its impacts will not normally result in additional consultation. If material changes which alter or affect the proposals are made to the application during consideration a period of 14 days is usually given to neighbours, consultees and those who have commented, to provide any further comments. We will not notify you when the decision is issued, however it can be viewed on the Planning Register.

If you have commented on an application that will be heard at the Planning Committee, we will write to you and give you the opportunity to put your comments forward at the committee meeting. 

Can my neighbour change their proposal after it has been approved?
Yes. This might be by a small change such as a ‘non-material amendment’ application, we do not consult neighbours on these as they are considered to be minor changes. The applicant can also submit a ‘variation of conditions’ application or another full/householder planning permission application for any larger changes, we would consult neighbours on these.
We often receive objections from homeowners understandably concerned about how loss of light or view due to a neighbouring development will affect their property value or enjoyment of their home. The following explains what issues a Planning Officer can/cannot take into account when receiving comments about a planning application.

Rights to light (or easements of light) are private rights that not all properties have. They are covered by legislation other than planning and therefore cannot be taken into account for a planning application. View further guidance on Gov.uk Rights to Light. You may wish to seek the advice of a solicitor if you believe you have such an easement.

Loss of a view is not something that can be taken into account when making a decision as there’s no right to a view under the planning system. It would be impossible to build the required housing if development could be prevented on this basis.

However, when planning permission is applied for the Planning Case Officer will consider the effect a new development will have upon existing neighbours in terms of daylight, sunlight, overshadowing, overlooking and loss of privacy. Objections received based on these 'material planning considerations' can be taken into account within the planning system.

You may be able to discuss your neighbour's / the developer's plans with them in order to overcome or lessen the impact any works may have on your property.

About protected trees, listed buildings and conservation areas

These are all protected by additional regulations and may require separate consents before any work can be carried out.

Check if a tree is protected and view the options should you need to make an application for works on our Trees and hedges page.
Owning a listed building or living within a conservation area doesn’t mean you can’t change things. It just means consent must be applied for if you plan on making changes that may affect its special interest. The following links may assist you: Obtaining advice from us
We are unable to provide advice over the phone or by email, even what may appear to be a quick question can be complex. Most queries require further information and take time to research in order give an accurate and informed answer. The only way to obtain advice from us is to use our pre-application service.

There is a free pre-application advice option if you live in a listed building and wish to know whether consent is required or likely to be acceptable for works to your home (as shown on the fee schedule). We will consult our Building Conservation team (as our internal consultee) and a Planning Officer will provide you with a written response within 20 working days. If your home is within a conservation area advice can be obtained for a fee (as shown on the fee schedule).
When a building is listed both the exterior and the interior are protected, including any object or structure within the curtilage of the building (the area within and including the boundaries of a property surrounding the main building and used in connection with it). This special form of control is intended to prevent the unrestricted demolition, alteration or extension of a listed building without the consent of the local planning authority. A listed building consent application ensures that special consideration is given to the effect of works on the architectural or historic interest of that building under The Planning (Listed Buildings and Conservation Areas) Regulations 1990.
 
Whereas planning permission assesses the use of land or buildings, the appearance, highway access, whether the development is in line with local and national policies and the impact that the development will have on the general environment or a neighbour's amenities. It covers external changes and the use of the land or building, under The Town and Country Planning (Development Management Procedure) (England) Order 2015.

They are considered under different regulations and as such require seperate applications.

If a tree is protected and works are required because the tree is considered to be dead or imminently dangerous, a formal full tree works application is not required but you would still need to notify us using a 5 Day Notice for trees.

About contacting Planning

Please see if your question is answered above before trying to contact us. If you cannot find the information you need we have provided other ways to get in touch below.

If you don't know which team within Planning Services your query relates to please send your email to planning@northumberland.gov.uk and it will be distributed to the correct person/team. If you are emailing us about a specific site or application please include the site address and reference number so we can find it.

If you need to contact us by phone please call the Customer Services number on 0345 600 6400. They will take a message and log it with the correct Team to respond.

Officers will aim to respond within 3 working days and resolve with 10 working days. Where it is clear at the outset that an extended period will be necessary to respond, the Officer will advise. Please include any application reference and your email address with your message so we can provide an informed response.

Building Control is a seperate department to Planning. All queries relating to building regulations approval are dealt with by the council’s building control team. Contact details for each area team are provided on the building control pages.

If, for any reason, you are dissatisfied with an aspect of the planning process please do not hesitate to contact us and we will try our best to help. Equally, if we are doing something well we'd like to hear about it.

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