Planning application process
Application is received
The planning application is received, to be dealt with by the Development Management team at Bury Council. The preferred method of receiving applications is electronically via the Planning Portal.
Application goes through the validation process
The validation process is where documents submitted as part of the planning application are checked to ensure they provide sufficient information, are accurate and scaled correctly and are accompanied by the correct fee. If the application is deemed valid you will be informed and it will be assigned to a case officer. If invalid, you will be written to and additional information requested in order to make the application valid. It is important to submit a valid application to avoid unnecessary delays in the process
Consultations are sent out internally and externally
When an application is received we will consult any other relevant Council departments that may be able to provide the planner with professional advice. It may also be necessary to consult with external authorities. Consultees will have access to the plans and drawings and will then have 21 days to pass their comments on the application to the Planning Officer, who will take them into consideration when making their recommendation. Ward councillors are also informed and given opportunity to comment. The consultations undertaken for any application will depend upon the nature and scale of the development proposed and not all consultations will be required for all applications.
Neighbours are notified
When an application is valid, letters will be sent to neighbouring properties. These consultations direct neighbours to where they can view the plans and drawings and how to comment on the application within 21 days - this is done through our public access link Planning - Applications.
These comments will be taken into consideration by the Planning Officer and will be summarised in the final report with the recommendation for either approval or refusal. It is important to note that any comments which are made on a planning application will be publicly available and may be published online. The neighbouring properties notified in relation to any particular application will vary according to the situation of the site and its surroundings. However, it should be noted that you are welcome to comment on any application irrespective of whether you have received a formal notification or not.
Case officer site visits and site notices
Some applications may require a visit by a case officer and for a site notice to be displayed. The case officer may contact the applicant or agent to arrange a site visit as it may be necessary to access the rear of the property to inspect the site and its relationship with neighbouring properties. Site notices are similar to neighbour letters, informing the public of a proposal and where to view and comment on the plans - the site notices will be displayed as close to the property as possible. Certain applications may also require a press notice to be published in the local paper.
A recommendation Is made by the officer
Once the consultation period expires, the Case Officer will consider the representations received, both from consultees and interested third parties and review the details of the case. Should any amendments be considered necessary, these will be sought at this stage. Following this, the Case Officer will decide whether the application will be recommended for approval or refusal. This decision is based upon relevant local and national planning policy, legislation, consultation responses and any other considerations material to the case.
Recommendation is approved and the decision is issued
Once the Case Officer has made their recommendation, the report will be passed to the Development Manager and if in agreement with the recommendation the decision will be issued to the applicant or agent. The majority of decisions are made by the Assistant Director (Localities) under the Council's adopted Scheme of Delegation and any other applications unable to be considered under this scheme will be determined by the Planning Control Committee. Objectors have no right to appeal against the Councils decision to grant planning permission. If the applicant is refused planning permission they may appeal to the Planning Inspectorate.
Discharge of conditions
If the development is given permission, the decision notice may contain conditions that need the applicant to submit further details of before commencing works on site and/or comply with certain requirements. Once the applicant has had all these details agreed through a discharge of conditions application, works can start on site. Applications can be made online through the Planning Portal - Planning applications web site.
After you have received planning permission for works, it may be necessary to make small amendments to the permission, for example changing the position of a door or window. If these are very minor changes, you can apply for a non-material amendment to the planning permission using the appropriate forms and submitting the required plans. Applications can be made online through the Planning Portal - Planning applications web site.