Learn more about the stages involved in the planning application process – from start to finish
Last updated: 2 July 2025
Here is each step that a planning application goes through, from when it’s first submitted to the local planning authority (LPA) until a decision is made.
Planning applications are submitted to the LPA. The LPA checks that all the required information has been provided to enable it to validate the application. Once validated, the planning application is entered onto the online register.
The online planning register is accessed via the planning pages of the LPA’s website and allows you to find, view and make comments on all planning applications. Alerts can also be set up to notify you of any planning applications in your area. All documents associated with a planning application, including consultation responses from relevant organisations and comments from the local community, are available to view on the online register.
Once a planning application has been validated it needs to be publicised. The public need to be made aware of the proposed development and be given the opportunity to express their views.
Neighbouring landowners or occupiers that adjoin the application site are usually, but not always, notified of the proposal in writing and application notices are posted at the site (or as close to it as possible). In certain cases, applications are also advertised in a local newspaper. From publication of an application, there is a 21-day consultation period during which members of the public can comment on the application.
The community or town council will also be notified, and the LPA may wish to consult with other interested parties. LPAs are required to consult specified bodies before making a decision on certain applications – these are known as statutory consultees. For example, Natural Resources Wales (NRW) is a statutory consultee for any application that may affect a Site of Special Scientific Interest (SSSI).
Planning alerts is a free service that sends you email alerts about planning applications in your local area. This can be a useful tool to help you stay informed about any proposed developments that may affect your community.
The service currently covers 241 planning authorities across Wales, England and Scotland with an aim to cover the whole of the UK.
Anyone can make a representation on a planning application. Representations can object to or support a proposal, or make general comments, perhaps asking for certain matters to be considered or suggesting how the proposal could be made acceptable (eg by changes to the design or imposing planning conditions on the permission).
Valid objections on planning grounds may raise and highlight issues that could be reasons to refuse a planning application. Effective representations may prompt the LPA to impose conditions that make the proposal acceptable, for example by including measures to protect wildlife. It’s important to ensure that comments relate to planning matters (eg the size of the proposal, impact on protected species etc), rather than personal likes or dislikes.
Even if you have missed the neighbour consultation deadline, representations may still be considered up until the application is determined. If you have something relevant to say about a planning application, it’s worth submitting your comments to the LPA as soon as possible.
The statutory time limit for deciding most planning applications is eight weeks from the date of validation, or 13 weeks for major applications. However, in practice it often takes the LPA longer than this to determine applications (eg if more time is needed for the applicant to address any issues with their proposal). There is also the option for the applicant and the LPA to formally agree a longer determination period.
The earliest that a planning application can be decided is after the statutory consultation period of 21 days has expired.
The planning officer should assess the development proposal by:
Primarily looking at the development plan – what the site is allocated for and what the relevant policies are
Considering any other relevant local and national planning guidance
Usually carrying out a site visit
Looking at the effect on surrounding land uses and the environment
Taking into account all material planning considerations (issues which are directly relevant to the proposal)
Considering all comments received as a result of the consultation process
Considering whether they have enough information to fully consider the proposal and asking for more information if not
Considering legal obligations of the LPA, such as the Habitats Regulations
Discussing any issues with the applicant
Most planning applications are determined by planning officers under delegated powers (meaning that decision-making powers are passed to them by the elected councillors). In certain situations, such as when an application attracts a large number of objections, applications are determined by a planning committee. Each LPA will have its own scheme of delegation and protocols for deciding exactly how its planning applications are determined. This scheme of delegation should be publicly available and can be viewed online or requested.
After the assessment stage, the planning officer prepares a report which contains a recommendation to either approve (with any necessary conditions) or refuse the application. The reasons for the recommendation are also contained in the officer’s report. The recommendation is then either signed off by an officer with delegated powers or determined by the planning committee.
A formal decision notice is issued to the applicant, which clearly states whether permission is granted or refused. The reasons for refusing an application, or imposing any conditions, must be specified on the decision notice. If refused, or if the applicant isn’t happy with any of the conditions imposed, they then have the right to appeal the decision.
The officer’s report and decision notice should be uploaded to the online planning register. If this hasn’t happened, contact the LPA to request that these documents are made publicly available as soon as possible.
The LPA will usually give notice of their decision to anyone who commented on the planning application.
The Welsh Ministers have the power to take over (‘call in’) planning applications instead of the LPA making the decision. However, the Welsh Ministers will normally only do this if the application conflicts with national policy in important ways or is nationally significant. If an application is called in, an inspector from Planning and Environment Decisions Wales (PEDW) is appointed to carry out an inquiry into the proposal. The Welsh Ministers must take the inspector’s findings into account when making their decision.
LPAs may occasionally grant permission for development which does not accord with development plan policies- these are known as departure applications. The LPA must tell the Welsh Government about these applications.
When planning permission is granted, the development proposal must be carried out in accordance with the approved plans, details and conditions. However, sometimes new issues arise which may result in the approved proposal needing to be changed. Any substantial changes to a planning permission will require a new application, but another option is available for less substantial changes, known as non-material minor amendments (note that no public consultation is carried out for such minor changes and the LPA must decide these types of applications within 28 days).
An application to vary or remove a planning condition or conditions may be made under Section 73 of the Town and Country Planning Act 1990
When a developer wishes to commence their major development, they must notify the LPA and display a site notice/location plan at the site from the date the development begins, which must remain in place for the duration of the development. This helps the LPA to keep on top of how development is progressing in their areas, as well as keeping the local community informed.
Welsh Government guidance on building and planning
Welsh Government Development Management Manual
The Town and Country planning (Development Management Procedure) (Wales) Order 2012
Welsh Parliament – The Planning Series: 4 – Planning permission
Welsh Parliament - The Planning Series: 5 – Call-in of planning applications
How to write an effective response to a planning application