How planning applications are decided

Planning applications we deal with

We deal with a wide range of different applications. These include applications for:

planning permission;
prior approval (opens new window);
listed building consent;
advertisement consent;
lawful development certificates; and,
discharge of conditions.

Before you submit a planning application

We recommend finding out if planning permission is needed and seeking pre-application advice before submitting a planning application to save unnecessary delays.

We also recommend that you talk to your neighbours about your proposals before you formally submit an application.

What happens when we receive a planning application

When we receive your planning application, we will check to make sure we have all the information we need to make your application valid.

We will let you know if you need to submit any more information or pay a different fee.

If any requested information or fee is not provided within 3 weeks we will return the application, and refund any fee paid.

The planning application can be resubmitted when it is ready. We will tell you when your application is valid and tell you who your case officer is.

On Public Access you can monitor the progress of an application. All applications can be viewed on Public Access (opens new window).

Plans can also be viewed electronically at:

East Pallant House,
East Pallant,
Chichester,
West Sussex
PO19 1TY
Or at the nearest library (opens new window)

How we tell people about a planning application

Applications are published on our website. These are published so progress can be monitored by the public, applicants and agents online. We also use our social media channels to publicise the list of new applications we receive each week.

For most types of planning application notification letters will be sent to properties adjoining the site of a planning application. Applications may also be advertised in the local press, and for some applications we will display a site notice on, or near, the application site. How we tell people about an application depends on the statutory requirements. If you submit comments on an application and provide your email address, any re-notifications, information about planning committee or any appeal for the application will be sent to you by email.

The easiest way to submit comments on a planning application is by using public access (opens new window). Comments are open to public inspection and are available to view.

We will endeavour not to include personal telephone numbers, email addresses or signatures on the website.

Who helps us make our planning decision

We may seek comments or advice from other departments within the council or external bodies. This may be in relation to matters such as highway access, safety, effects on the environment, biodiversity, and flood risk. This is part of the decision-making process.

Advice from specialists within the council may be given verbally to the case officer.

How a decision is made on a planning application

The case officer will take many issues into account when considering an application:

Local planning policies
National Planning Policy Framework 2021 (opens new window)
Views of other council services like Environmental Health
Views of county council services like Highways
Views of external bodies like The Environment Agency
Comments received from local people - (objecting to an application will not automatically mean that it will be refused)

The case officer will then come to a balanced view.

Decisions on most planning applications (around 97%) are made by the council's planning officers under delegated powers. This means the case officer will make a recommendation and a more senior officer will make the final decision.

If the proposal is controversial it will usually be referred to the Planning Committee for a decision. If the application is to be determined by the Planning Committee and you have made representations you will receive written notification of the date, time and venue for the meeting. You will also be given the opportunity to speak at the meeting.

The council's Scheme of Delegation also enables local members to request that an application is brought before the Planning Committee if there are valid planning reasons for doing so. Please find your local councillor (opens new window).

How long it takes to make a planning decision

The council deals with a range of application types. The statutory time period for determining applications varies, for example householder and minor applications is 8 weeks, whilst major developments is 13 weeks. The most significant major applications which require an Environmental Impact Assessment is 16 weeks. Some applications take less time, such as applications for some types of Prior approval (opens new window).

After the application becomes valid we aim to issue a decision within 8 weeks, and 13 or 16 weeks in the case of a major application, for:

householder;
advert;
tree preservation order (TPO);
change of use, and;
other small scale applications

However, there may be occasions a decision may take longer. This might be due to:

the complexity of an application,
the need for amendments
and/or a requirement for an application to be determined at one of the Planning Committee.

The case officer will normally advise you of a revised timescale and where necessary agree an extension of time to determine an application.

Extensions of time to determine an application will only be agreed in exceptional circumstances. If a proposal is not acceptable the applicant will be given the opportunity to withdraw the application, otherwise the application will be refused.

Sometimes applications take longer than the statutory period. When no extension of time to determine the application has been agreed, you can use the Government's planning guarantee for a refund.

The Government's planning guarantee (opens new window) means you may request a refund after 26 weeks when submitting a major application. You can also request a refund after 16 weeks for a non-major application.

Please email dcplanning@chichester.gov.uk if you wish to request a refund.

Amendments to a planning application before a decision is made

In most cases the application will be decided based on the information submitted with the application. It will not be possible to extend the time to accept amendments or more information. We advise you to seek pre-application advice to make sure you submit an application that is likely to be acceptable. In some cases, mainly major or complex cases, the case officer might ask for amendments or more information to make the proposal acceptable. If the case officer asks for amendments or more information then the information must be provided. If it is not possible to provide the information you may wish to withdraw the application, and submit a new application when the information is available. Alternatively, the council will make a decision based on the information submitted.

If changes to a proposal are accepted or additional information is received we might write to neighbours or seek comments from consultees. The need to re-notify neighbours of consultees with depend on the nature and scale of the changes made to the proposal. If re-notification is needed and there is not enough time within the target period for the application, the council will usually not accept changes to the proposal.

How we tell people about the planning decisions made

Once a decision has been made on an application we send out the decision notice to the applicant or agent on the day the decision is made. The notice will set out the reasons for approval or refusal of the application and, if permission has been granted, any conditions which the developer needs to comply with will be included on the decision.

We do not notify people who have commented on the application. However public access will send out an update if you register for alerts.

What happens after a planning decision has been made

There are no rights of appeal for third parties (objectors) who are unhappy with the planning decision.

If you have submitted an application and it has been refused you may:

Submit a revised application that addresses the reasons for refusal. We would encourage you to seek pre-application advice before submitting.
Alternatively, you can appeal to the Planning Inspectorate (opens new window) to the Planning Inspectorate. You can appeal within 12 weeks for a householder application or six months for other application types from the date of the decision, following the guidance detailed in the decision notice.

An appeal should be a last resort, and the Planning Inspectorate suggests talking to the council first to see if the proposal can be amended to make it acceptable. This can be do through our Pre-application Advice Service.