Planning FAQs
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Do I need planning permission?
Some home additions will need planning permission, but you can perform certain types of work without needing to submit a planning application. these works are called ‘permitted development rights’.
The criteria for permitted development is detailed so we ask you to use our guidance tool. This will guide you on whether you may need planning permission or the works are likely to be permitted development.
We do not provide any free, alternative non-formal planning advice via email or phone.
We do offer a paid-for pre application service. More information is available here.
Please note: The free online service checks your proposal against The Town and Country Planning (General Permitted Development) (England) Order 2015
Some properties have had some of their Permitted Development rights removed and will require planning permission for works that would otherwise not require it.
To find out whether your property benefits from Permitted Development rights please submit an email to development.applications@tewkesbury.gov.uk, titled ‘CHECK MY PD RIGHTS’ stating your house name/number and postcode. Please note this is a manual check by a planning support officer. Please allow up to 5 days for a response.
We cannot confirm the accuracy of any guidance from the online tool, without the submission of an application
See the planning portal for extensive information on permitted development rights: Do you need permission?
The Government has also prepared a helpful document: technical guidance for householder permitted development rights.
If after using the tool it suggests that the proposed works fall within ‘permitted development’ then we strongly encourage you to apply for a Lawful Development Certificate.
A Lawful Development Certificate is a formal application whereby we fully check your proposal. A Lawful Development Certificate is the only way the council will formally confirm whether works constitute permitted development or do not require further development.
We will provide a legal decision notice confirming if the works are ‘approved’, meaning they are permitted development and you can go ahead with your extension. Alternatively, the application is ‘refused’, meaning your extension needs planning permission..
If your proposal is not permitted development, we advise that you apply for planning permission.
Due to the scaled plans required for both planning applications and Lawful Development Certificates we encourage you to appoint an architect or planning agent to submit any application.
The local authority is not able to provide recommendations, however the Royal Town Planning Institute and the Royal Institute of British Architects maintain registers of chartered professionals that can be accessed online at https://www.rtpiconsultants.co.uk/ and RIBA Find an Architect.
We encourage you to submit your application online via the Planning Portal https://www.planningportal.co.uk/apply if you have appointed an architect or tree surgeon they will normally submit the application on your behalf.
We also accept submissions via post or email.
We do offer a paid-for pre application service. More information is available here.
Provided the application has all the required documents, the statutory timeframe for determination of a planning application is eight weeks for a minor application and thirteen weeks for a major application.
I have submitted an application
Your application will be subject to the validation process.
On receipt of an application a validation officer will check your application to ensure everything required to assess the application is present.
If your submission has everything required, it will be passed to a planning officer to begin their assessment.
If an application is missing an element, you will be sent an invalid letter (via email), detailing any missing information. If you do not make the requested changes, your application will not be assessed and you are likely to be charged a fee, before your application is returned.
We will send you or your agent an acknowledgement letter or email. This will be followed by a date by which we aim to issue a decision on the planning matter. Your application will also become available online on our Public Access sytem.
The statutory timeframe for determination of a planning application is eight weeks for a minor application and thirteen weeks for a major application.
The Planning Officer will assess the application. They will write a summary report which includes a recommendation based on:
- Local Plan policies;
- national planning policies and guidance;
- planning history;
- any potential detrimental impacts as a result of development e.g. unacceptable loss of light, privacy or outlook for neighbouring properties;
- comments from technical consultees;
- comments from the public (the public has 21 days to comment on planning applications)
Technical consultees may be appointed to comment on applications, for example Highways, Historic England, Environment Agency, Severn Trent, etc.
If we need more information, we will write to your planning agent (if you have one). An application will be returned if we do not receive the necessary information within the required timescale.
The Planning Officer may request more information or changes to the application.
In 2024 x% of applications were decided by our officers.
X% were referred to the planning committee.
If your applicant is due to go to committee you (or your agent) will be updated. More information about which applications go to committee is available here.
Once your application is valid, you will be able to find it on our Public Access system Simple Search. This will have copies of all the relevant information
You can also use of planning app tracker.
In most cases, you will have three years in which to start the development for which permission is granted.
We strongly advise that you check any conditions attached to your permission and comply with them before you proceed. Some conditions require discharging before development can start.
Any changes to your plans are likely to require a further application.
Applicants can appeal to the Secretary of State within 8 weeks of the date of the decision for advertisements, 12 weeks for householder proposals or six months in most other cases. The Planning Inspectorate provide further information on appeals here.
I am interested in an application
Yes! You can use Public Access to highlight a specific address, street name, postcode or area to find out whether there have been any applications.
Please note that Public Access only shows applications that are either valid, or historical applications that have been decided. If an application is invalid, or yet to be validated, it will not appear.
When an application is made valid an officer will select any properties that will be directly impacted by any development.
The letter will tell you how and where you can make a comment on application.
When an application is made valid an officer will select any properties that will be directly impacted by any development.
The Council will normally only send letters to adjoining neighbours to the application site. Some applications require additional neighbours to be notified. You do not have to receive a letter to comment on the application.
If you have concerns about a planning application and wish to comment, the planning officer will consider material considerations.
Members of the public have 21 days to comment on planning applications. You do not have to receive a letter to comment on the application.
We guarantee that all relevant comments received within 21 days will be considered as part of the planning application process.
More information about making a comment on an application is available here Commenting on a planning application – Tewkesbury Borough Council
Our policy is to publish representations on our website to enable public viewing. We redact phone numbers, names, addresses, email addresses and signatures together with personal data that can identify you or a third party.
Due to the high volume of representations, there is likely to be a delay of 5 days between comments being received and published on our website.
Please do not include any sensitive information (e.g. health or other personal data) or any third-party personal data within your comments, this information will be redacted before being published on our website.
Our primary method of notification is now via letters to neighbouring properties. If you want to stay up to date with planning applications you can sign up for notifications using our Public Access system.
For certain types of application we do still put up planning notices – especially for larger projects and sites than adjoin open land.
Applicants can appeal to the Secretary of State within 8 weeks of the date of the decision for advertisements, 12 weeks for householder proposals or six months in most other cases. The Planning Inspectorate provide further information on appeals here.
There are no third-party rights of appeal through the planning system against a decision of a local planning authority. Therefore, if you have concerns about a planning application and permission is granted, you cannot appeal that decision.
You can challenge the lawfulness of a decision via Judicial Review (Planning Court – GOV.UK). An application for Judicial Review of a decision must be made within six weeks of the decision.
Leave to proceed with a Judicial Review will not be granted by the Court unless there is evidence that a legal mistake has been made. A Judicial Review will not succeed if it is based solely on a difference of opinion.
Planning Committee
At Planning Committee the planning officer will present the application and state the reasons for their recommendation.
Interested parties are then invited to speak for 3 minutes each about the application. Arrangements for speaking at a planning committee are set out in here.
This recommendation is then scrutinised by the elected members of the committee, before the committee make a decision.
Meetings of the Planning Committee are open to the public to view, either in person or via webcast. _____________
If an application is refused by the planning committee it can be appealed through the Planning Inspectorate, who provide further information on appeals here.
If an application is granted by planning committee, it can only be overturned by judicial review
You can challenge the lawfulness of a decision via Judicial Review (Planning Court – GOV.UK). An application for Judicial Review of a decision must be made within six weeks of the decision.
Leave to proceed with a Judicial Review will not be granted by the Court unless there is evidence that a legal mistake has been made. A Judicial Review will not succeed if it is based solely on a difference of opinion.