Planning application process

Application

Following receipt of your application, the team will check to make sure that all details, correct fee and required documents have been submitted and are accurate and drawn to a recognised scale. This is based on national requirements. The planning case officer also  require additional information as set out in our validation checklist. Depending on the type of application being submitted, different documents and plans will need to be submitted to make your application valid.

We will contact you if there are any problems giving you a period of time to amend or submit anything missing, otherwise your application will be returned to you.

It is important to submit a valid application to avoid unnecessary delays in the process.

Registration

This happens alongside validation. The application is recorded onto our case management system and given a reference number, case officer and target date. The application will also now show on our public register.

Consultation

Most applications are subject to some form of public consultation. Anyone that will be affected by your application must be notified and given the chance to comment. This may include your neighbours, members of the public and internal and external consultees. The consultation period lasts for a minimum of 21 days. Public consultations can be via a letter direct to neighbours and/or a site notice. On large developments the case officer will usually publish multiple site notices. Certain developments also require an advert in the local press.

Assessment

We will contact you if we need further information. A site inspection is likely to be needed, we will contact you to arrange this where necessary.

The results of the consultation will be reviewed and considered against planning policy and other material planning considerations.

Revisions to applications

Sometimes case officers ask for revisions to proposed plans to make a scheme acceptable. There is no statutory requirement for revisions but we accept them in some circumstances, usually for minor changes where no further consultation with neighbours or consultees would be required. As the case officer works to government set targets in these situations we will give a set period of time to amend plans. If you do not meet this deadline your application could be refused.

If the case officer recommends substantial revisions, you will have the opportunity to withdraw your application and resubmit it in an amended form.

Decision

A planning officer will recommend your application for approval or refusal. This report will then be reviewed by senior officers for a decision, or referred to the Planning Applications Committee. You may be asked to consider withdrawing an application to avoid a refusal. Certain types of application are decided by Planning Applications Committee.

There are different time limits for each type of planning application:

• Minor applications (including householder) – 8 weeks
• Major developments – 13 weeks
• Applications involving environmental impact assessments – 16 weeks
• Non-material amendment – 28 days
• Applications to approve details reserved by condition – 8 weeks
• Certificates of lawfulness for proposed or existing development – 8 weeks 

Viability charges

The applicant must cover the council’s costs in assessing financial viability assessments. This includes the cost of any external advice required. The applicant should submit their assessment with the planning application or pre-application enquiry. They also need to send a copy to the council’s valuer at planning.viability@reading.gov.uk requesting a fee quote. The fees must be agreed with the valuer before assessment can proceed.

You should make all payments as instructed by the council’s valuer.