The Planning Process

1. Pre-application Consultation Process

Where the agent fishes for general feedback on the proposition, by letters and by a notice (poorly) erected at the site, Llys Farm gate. They can use 'specific objections' to find rebuttals and mitigation to help them prepare the Pre-Planning Application.

This is also the point at which the agent will gauge the level of objection, and will undoubtably tell the applicant of a %age likelihood of them getting the planning through given the level of objection.

We can only hope it is enough to put them off, but sadly it usually doesn't.

2. Pre-Planning Application

Designed to smooth the wheels before the main Planning Application. The agent now makes a Pre-Planning application.

All the Authorities, (Highways, NRW Environment, Woodland, Ecology, Water Drainage, SuDS, SABS etc.) make comments about their concerns of the proposal.

They will usually demand further mitigations, licences to operate and more importantly “Conditions” to be met.

To discharge these ‘conditions' fees are due.

If these mitigations/Conditions prove to be too onerous, expensive, or impossible, this is another stage when the application may be pulled…. we can only hope.

3. Full Planning Application

Now the Agents proposal has been re-drafted, become more detailed and has addressed all the concerns flagged up by the separate Authorities.

There is seemingly no reasons left NOT to grant Planning, so long as all policy is addressed and there is no 'reasonable objections’ to consider.

This is where they have to consider our objections:

We'll have 21 days to bombard the Planning Authority with all our objections, detailing the reasons as we see it from all our separate personal prospectives. We will send you our guide to ‘better objecting' nearer the time.