Step One: An application is submitted
Anyone wanting to do something that requires planning permission has to submit their plans to the council. Officers check the application is valid and publish it online.
Step Two: We tell you
We put notices up at the site, and start the public comment period.
If you’ve been asked to comment on a new development and it doesn’t seem to have come from the council, check by searching for it on the online planning system.
Developers do their own ‘community engagement’ consultations, often with an exhibition you can go to see. Comments on these go to the developer, not the council.
Sometimes developers also talk to the community and council themselves as research before they commit time and money to an application.
This is called a pre-application consultation. It’s not a decision, it’s just for their information, and it doesn’t change how our consultation works if they do put an application in afterwards. Even if the council comments on a pre-application, it’s not committing to any decision.
Step Three: You can comment
If you want to have your say, it’s really important that you comment on the council consultation. You need to do this even if you’ve also taken part in a consultation by the developer. To find these, use our online planning system.
Anyone can send in views, for or against.
To be counted, comments must focus on material planning issues like traffic, design, noise, heritage, flood risk or environmental impact. Evidence is good if you have it. Ask us which format to provide it in. We can’t consider things like loss of house value, business competition, or personal disputes.
Step Four: Officers assess the application
Planning officers look at all the evidence: your comments, technical reports, national planning policies, and responses from expert bodies like Essex Highways. They prepare a report recommending approval or refusal, based on planning law and policy.
Step Five: A decision is taken
Either by planning officers if it’s minor, or by the Planning Policy Committee (your elected councillors) at a public meeting.
If it goes to committee, councillors read the report, hear statements from the applicant and objectors, ask questions, debate and vote. They legally have to give planning reasons for any decision – they can’t just say no (or the developer is likely to appeal to national decisionmakers who might say yes). Developers can appeal, and then national decisionmakers look at the case.
Step Six: Your comments matter!
Well-evidenced objections that stick to planning issues carry weight.
Decisions do change in the planning world because the community raises strong, relevant points.