After you submit
The weeks where most people hear nothing.
An application disappears into a council for two or three months. Almost nobody explains what is happening inside that, so silence gets read as bad news when it usually is not.
- Statutory target, householder and minor
- 8 weeksStatutory target, householder and minor
- Statutory target, major
- 13 weeksStatutory target, major
- Statutory consultation period
- 21 daysStatutory consultation period
- To appeal, if it is refused
- 6 monthsTo appeal, if it is refused
The four stages
What is actually going on in there.
- 01
Validation
They check the pack against their own list. Anything missing and the clock has not started. This is where weeks are quietly lost.
- 02
Consultation
Neighbours are written to, a site notice goes up, and statutory consultees are asked. Twenty-one days, by law.
- 03
Assessment
The case officer visits, weighs the scheme against the adopted plan, and writes a report with a recommendation.
- 04
Decision
Delegated to the officer in most cases, or to committee. The notice sets out conditions or reasons for refusal.
What can go wrong
Four things, and three are fixable.
None of these mean the application is dead. All of them mean somebody has to respond quickly, which is the part we take on.
| What happens | What it means |
|---|---|
| Invalidated | Something was missing. We supply it and the clock restarts. |
| An objection | A neighbour or consultee has written in. It is weighed, not counted. |
| Amendments requested | The officer would approve a modified scheme. Usually good news. |
| The target date passes | Very common. We chase; you can also refuse an extension and appeal on non-determination. |
Asked and answered
What people ask while they wait.
Is silence bad?
Can I talk to the case officer?
How many objections is too many?
What if they refuse it?
You should not have to chase your own council.
Case management is part of the fee rather than an extra, because the chasing is most of the work.