Find out how to submit a planning application, the cost and what documents are required. Check your application complies with our 2022 Planning Application Validation Checklist.
Most new development (new/altered buildings or changes to the use of buildings/land etc.) are likely to need an application for planning permission, also known as consent. However, some do not and are classed as permitted development. Before making an application find out if you need planning permission. If you do require permission the next stage is to make an application by providing us with the correct form, fee and required documents. Follow the step-by-step advice below, if you need further information refer to the Planning Frequently Asked Questions page. Where permission is required this must be granted in writing before any work begins. Seeking pre-application advice before you submit a planning application is not mandatory but is encouraged for most applications. We are re-launching the pre-application service on 2 October 2023. View further details on our pre-application service web page. Please note: If you are considering changing the use of an area of open space located next to your home to form part of your residential curtilage it is recommended that you check whether your proposal is likely to be acceptable. View further details on our pre-application service web page.
We aim to make a decision within 8 weeks of receiving a valid application for the following (6 weeks for proposed works to a listed building): Lawful Development Certificate (existing) Where confirmation is required that an existing use or development is lawful for planning purposes e.g. because the applicant believes the time limit for taking enforcement action has passed or where a planning condition was never dealt with and action can no longer be taken. Or perhaps after erecting an extension built under permitted development to prove that it is legal or to establish if a current use of the building is legal. This might be valuable in the event of selling the property. Read the LDC existing use/operation guidance. Lawful Development Certificate (proposed) Where confirmation is required that a proposed use or development is lawful for planning purposes e.g. if you are satisfied the works fall within permitted development and no other consents are required but you would like formal confirmation. If granted, the certificate means that enforcement action cannot be carried out against the development referred to. If refused you may wish to apply to obtain Full Planning Permission (or householder planning permission) as a way forward. This might be valuable in the event of selling the property. Read the LDC proposed use/operation guidance. Lawful Development Certificate (proposed works to a listed building) To establish whether the works would be lawful i.e. they would not affect the character of the listed building and therefore, would not require listed building consent. If refused you may wish to apply to obtain Listed Building Consent as a way forward. Read the LDC listed building works guidance.
In some cases you may need to submit more than one consent type because they are decided under different regulations, e.g. if you are extending a dwelling that is also listed you may need Householder Planning Permission plus Listed Building Consent. When you are ready to apply you will be able to select an individual application form or on that combines two consent types into one application for ease. Advice will be provided if you need help choosing. We aim to make a decision within 8 weeks of receiving a valid application for the following (6 weeks for prior approval):
Prior Approval - Larger Home Extension This application is specifically for a proposed 'larger' single storey rear extension to a house to determine if the effect on adjoining properties is acceptable. Use the Householder Planning Permission instead if your works exceed these limits: over 4m up to 8m for detached houses, over 3m up to 6m for all other houses. Read the larger home extension guidance. Householder Planning Permission For extension to or works within the curtilage (boundary or garden) of a single dwelling (where works are not classed as permitted development/prior approval). Includes annexes to be used as part of the main residential building (ancillary). Use the Full Planning Permission form instead for: any works relating to a flat, building a separate house/holiday let in the garden, changes of use to part or all of the property to non-residential (including business) uses e.g. holiday lets, anything outside the curtilage of the dwelling (e.g. stables if in a separate paddock). Read the householder application guidance. Householder Planning Permission and Demolition in a Conservation Area As per householder above plus demolition of an unlisted building or structure in a conservation area. Read the demolition in a conservation area guidance. Householder Planning Permission and Listed Building Consent As per householder above plus alterations, extension or demolition of a listed building. Read the listed building consent guidance.
In some cases you may need to submit more than one consent type because they are decided under different regulations, e.g. if you are extending a building that is also listed you may need Full Planning Permission plus Listed Building Consent. When you are ready to apply you will be able to select an individual application form or on that combines two consent types into one application for ease. Advice will be provided if you need help choosing. We aim to make a decision within 8 weeks of receiving a valid application for the following (this increases to 13 weeks for major applications or 16 weeks if the application requires an Environmental Impact Assessment): Full Planning Permission A detailed planning application for development, uses include change of use of buildings or other land (not falling within permitted development or prior approval), new dwellings/holiday lets, works to flats, works outside the curtilage of a dwelling (e.g. stables in a paddock or use of agricultural land as part of a garden), other non-residential buildings. Read the full planning permission guidance. Full Planning Permission and Demolition in a Conservation Area As per full planning above plus demolition of an unlisted building or structure in a conservation area that exceeds exceed 115 cubic metres or to take down any wall, gate or fence which is 1 metre or more high where abutting a highway, or 2 metres or higher elsewhere. Read the demolition in a conservation area guidance. Full Planning Permission and Listed Building Consent As per full planning above plus alterations, extension or demolition of a listed building, object / structure fixed to it or within it's curtilage. Read the listed building consent guidance. Full Planning Permission and Consent to Display an Advertisement(s) As per full planning above plus where permission is also required to display advertisements, signs, fascias, panels etc (whether illuminated or not). Read the consent to display an advertisement guidance. Outline Planning Permission (some matters reserved/all matters reserved) Used to establish whether development is acceptable in principle before submitting full details as some or all of these can be reserved. It has the advantage that detailed drawings are not needed. Once outline permission has been granted, you will need to ask for the details to be approved. This is known as reserved matters and must be done before work can start. Read the outline planning permission guidance. Approval of Reserved Matters Submit detailed matters for consideration following a grant of outline planning permission. Read the approval of reserved matters guidance.
We aim to make a decision within 8 weeks of receiving a valid application for the following: Listed Building Consent An application for alterations, extension or demolition of a listed building. Full Planning Permission/Householder Planning Permission may also be required for works involving the external alteration/extension of the listed building. Read the listed building consent guidance note. Demolition in a Conservation Area Use for proposals which involve demolition of any unlisted building or structure in a conservation area where no other works are proposed. You do not need permission to demolish a building which does not exceed 115 cubic metres or to take down any wall, gate or fence which is less than 1 metre high abutting a highway, or less than 2 metres high elsewhere.
We aim to make a decision within 8 weeks of receiving a valid application for works to protected trees and 6 weeks for trees in a conservation area or hedgerow removals: Tree works An application to fell or carry out works to a tree or trees protected by a Tree Preservation Order (TPO) or in a conservation area (CA). If your works affect TPO trees and those within a CA we will require one application for the works to TPO trees and a separate one for the works to trees in a CA as they are decided under different regulations and with different time limits. The form can be used for either application type. If a TPO tree falls within a conservation area then the application should be for Tree Works: works to trees subject to a tree preservation order. Read further tree works guidance and options for dangerous trees. Hedgerow Removal Notice Use where permission is required to remove all or part of a protected hedgerow. An important hedgerow is a hedge which has existed for 30 years or more and satisfies one or more of the criteria listed in Part 2 of Schedule 1 of the Hedgerow Regulations 1997.
We aim to make a decision within 8 weeks of receiving a valid application for advertisement consent. Use where permission is required to display advertisements, signs, fascias, panels etc (whether illuminated or not). Note: even signs that are normally permitted under advertisement consent require separate listed building consent if they are attached to listed buildings. Read the consent to display an advertisement(s) guidance.
We aim to make a decision within 28 days of receiving a valid application for a non-material amendment, 8 weeks for an approval of details reserved by a condition or removal or variation of a condition (or 13 weeks for removal/variation where the original application was a major): Removal or Variation of a Condition (also known as a section 73 application) An application to have a planning condition changed or removed for an existing planning permission e.g. to enable you to change the design/layout. You cannot vary or remove conditions on a reserved matters application or vary the red line boundary from the originally approved application, this would need a new reserved matters or full planning application. However, you can vary and discharge conditions on this application type. We will consider the application and decide whether to: grant planning consent subject to different conditions, remove the condition entirely or decide not to amend the condition at all. Read the removal or variation of a condition application guidance. Non-Material Amendment Use if you need to make a non-material (minor) amendment to an approved scheme following a grant of planning permission. Note: this application type cannot be used to make amendments to a Listed Building Consent. In this case a new Listed Building Consent application would be required. Read the non-material amendment application guidance. Approval of Details Reserved by a Condition (also known as discharge of conditions) Certain conditions (stated on the previous decision notice) require additional information to be submitted which 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 a building can be occupied. Where this is the case an application to discharge those conditions must be made in order for the permission to remain valid. You cannot discharge the conditions from two previous applications on one discharge of conditions application e.g. if you have an original householder planning permission and a listed building consent. This is because each application will have it's own set of conditions. Failure to discharge the conditions and comply with the requirements of a permission may result in enforcement action being taken. Read the discharge of conditions guidance. To see whether the conditions relating to the original planning application decision notice or subsequent variation applications (VARYCO) have been discharged check the planning application history on our Public Access website. We aim to make a decision within 8 weeks of receiving a valid application for advertisement consent. Use where permission is required to display advertisements, signs, fascias, panels etc (whether illuminated or not). Note: even signs that are normally permitted under advertisement consent require separate listed building consent if they are attached to listed buildings. Read the consent to display an advertisement(s) guidance.
Some minor works are known as permitted development (PD) and can be carried out without the need to make an application. However certain classes of permitted development require you to make an application for ‘prior approval’ to seek confirmation that development within certain limits is acceptable before work can commence. These include prior approval for changes of use, new development, demolition or agriculture and forestry. Read more about the various types of prior approval on the Planning Portal website. The decision timescales are 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).
Hazardous Substances Consent (HSC) is required when substances on a site are at, or in excess of the 'controlled quantity' as set out in the Planning (Hazardous Substances) Regulations 2015. What constitutes a Hazardous Substance are set out within the same regulations.
You cannot apply for HSC on the Planning Portal. An online 'wizard' to guide applicants through the major-hazard information required in an application for hazardous substances consent is provided on the HSE website. Apply for Hazardous Substances Consent on the HSE website. The Gov.uk website explains what to include in your application and how much it will cost. The timescale for a decision is 8 weeks from the date we receive all the required information/fee. Pay for your application online.
Public Register of Sites Section 28 of the Planning (Hazardous Substance) Act 1990 requires the Council to maintain a public register of hazardous substances sites. To view all the applications in Northumberland pick Hazardous Substances Consent Application from the drop down Application Type list (leaving all other fields blank).
Section 106 Agreements - Guidelines on Contributions to Play & Sports Facilities (Tynedale District Council Area) Section 106 Agreements - Guidelines on Contributions to Play & Sports Facilities (Wansbeck District Council Area)
If, when we receive the application 4 or more requirements (documents or plans listed under each Validation Checklist note) are missing or incorrect it will be classed as invalid and we will close and refund the application. An application will only be passed to a Planning Case Officer from the date it is it is considered valid (complete and correct). Please take the time to assess your application against the Checklist and:
The Case Officer will contact you when they are allocated the application. However, if you would like to submit these with your application please ensure they include:
Please note you may be required to do this in more than one location, as appropriate.
It contains the full list of National requirements (Notes 1-7, these are the same wherever you are in the country and are set out in more detail in planning legislation and at Gov.uk 'Guidance - Making an Application') and Local requirements (Notes 8-35, these are prepared by Northumberland County Council and reflect the material planning considerations that are relevant for our area). Quick Reference Checklists To help you interpret this list we have also produced some quick reference checklists - by application type. Once you have worked out which application form/type you need you can then pick the checklist that matches the form. This will save you having to read through the full Validation Checklist.
Applicants are encouraged to apply online through the Planning Portal. Alternatively, an application can be completed on a paper version of the form. Only 1 copy of the application form/supporting documents is required (not 3 as stated on the form). It is essential that you complete the correct certificate and issue the correct notice otherwise your application may be delayed or need to be withdrawn. Please read the guidance notes accompanying the application form. Where a certificate and agricultural land declaration is required it will already be provided as part of the application form. The guidance notes explain which certificate (A, B, C, or D) should be completed in which circumstance and provide links to notices which must be served on other owners or published in a local newspaper. Access Notices 1, 2 and the specific Householder Development Notice on the Planning Portal. If an agent is named on the form all correspondence will go to them.
Please DO:
A plan which shows the application site in relation to the surrounding area and identifies the land to which the application relates. View an example Location Plan
Required for:
Not required for:
The Planning Portal enables you to create a location plan and add your red/blue lines as appropriate within their online planning application service. This means you do not need to purchase a separate location plan to support any applications made via the Planning Portal. This feature is included in their application service charge. If you are submitting your application in any other way (email/post) then you can attach an existing plan if you already have one or purchase a location plan through Requestaplan.co.uk Please DO:
To enable the impact of the development to be assessed in terms of its site and immediate surroundings.
Legislation: The Town and Country Planning (Development Management Procedure) (England) Order 2015 Para 7(2) and 5(3)
Search for a licenced Ordnance Survey map provider online or purchase a site plan through Requestaplan.co.uk Please DO:
To find out what should be included in your statement read the Gov.uk Guidance on Design and Access Statements. Good design practice information is provided in the National Design Guide and the National Model Design Code. For new residential developments, the Design and Access Statement should make clear that the proposal meets the requirement for 20% of new open market dwellings and 50% of affordable dwellings to meet or exceed the enhanced accessibility and adaptability housing standards in order to comply with Policy HOU 11 of the Northumberland Local Plan (unless an exemption listed in Policy HOU 11 applies).
Policies HOU 2, HOU 4, HOU 5, HOU 6, HOU 7, HOU11, ENV 5, ENV 6 and INF6, Appendix D Made Neighbourhood Plans Cramlington - Policy CNP7, Embleton - Policy 9, Hexham -Policy HNP10, Morpeth - Policy HOU4, Wooler - Policy 4
Check our Planning Constraints Map for:
The following minimum affordable housing contributions will be required depending on which value area the site is within:
Please DO:
Flood Risk Assessment/Surface Water and Drainage Assessment/Sequential Test
Foul Drainage Assessment
Flood Risk Assessment
Check the Environment Agency’s Flood Map for Planning to see whether your application is in flood zone areas 1, 2 or 3 or within 20m of a main river or flood defence and
Foul Drainage Assessment Download the Foul Drainage Assessment Form from the Environment Agency website The form is intended to help Local Planning Authorities establish basic information about your non-mains drainage system and decide whether you need to submit a more detailed site assessment. A detailed site assessment will not be requested at validation but may be requested by the Case Officer before a decision can be made. Surface Water and Drainage Assessment Find out if your application site is affected by medium or high surface water flood risk or rivers and the sea, Check your long term flood risk service on Gov.uk To find out if your application site contains an ordinary watercourse check on an Ordnance Survey (OS) map. Excludes mains and other pipes which belong to the Environment Agency, the NRBW etc for the purpose of providing a supply of water to any premises. Include details of sustainable drainage systems (SuDS) measures you may incorporate:
Sequential Test (flooding from all sources) It is possible to have a development site which is within Flood Zone 1 - the lowest risk of flooding from tidal/fluvial sources, but it is within a high-risk surface water area. The sequential approach should be used in areas known to be at risk now or in the future from any form of flooding. The strategic flood risk assessment will provide the basis for applying this test, however further information and mapping should be used:
Rapid/Full Health Impact Assessment
Phase 1 and 2 reports
Please note:
see Note 31. continued. How to prepare / further guidance (below)
The information you submit will be made publicly available (from the date the application is valid) on our website via the Public Access Planning Register. For further detail view our Planning Application Privacy Notice. We recommend removing personal information about yourself and others or handwritten signatures, from supporting documents before uploading files, a typed signature is acceptable. Our preferred way of accepting applications and associated documents is online using the Planning Portal website. Get help choosing and completing the form online, upload one copy of your documents and save and return to your application at any time. The Planning Portal will help you work out the fee and any exemptions or reductions, which must be paid directly to the Portal. Guidance is provided at every step. As soon as you submit your application you will receive a Portal reference number. The application and fee will be passed to us to process electronically. If you have any queries about their online system please read the Portal Frequently Asked Questions. Submit your application on the Planning Portal Other ways to apply / find an application form If you do not wish to apply on the Planning Portal use the Paper Application Form Chooser to print a form then pay for your planning application on our website. Email one colour copy of your application form and required documents to planning@northumberland.gov.uk (include your payment reference number). File size and type
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