The planning process

The process

If you choose not to engage in the pre-application process and your submitted application requires significant changes for it to be considered favourably, we may assess it based on the information provided, without offering an opportunity to revise or submit further changes.

When an application is submitted we check to see if it is valid against the Tyneside checklist (PDF, 1 MB)(opens new window).

Once your application has been validated it will be assigned a case officer. They will be your point of contact during the course of the application.

We must deal with your application within the statutory time period (typically 8 weeks, 13 weeks for major applications). This period can be extended with agreement from both parties if required. If your application has not been determined within 8 weeks, you have the right to appeal against non-determination by the council.

Most applications have a statutory consultation period of 21 days. This will be done by letter or through a site notice. The consultation is carried out to neighbouring properties and/or any relevant statutory bodies. The case officer will liaise with you and other interested parties to try to resolve any issues that may arise after the statutory consultation.

People can provide comments in writing through Public Access (opens new window). They can also comment by letter or by email to [email protected]

Comments need to be relevant to the application. You can use the guide to material considerations (PDF, 378 KB)(opens new window). Include the site address and application number. 

During the course of the application (if there is enough time for changes to be made and for further consultation), the officer may suggest amendments to the proposal. It's up to you to decide whether to act on this advice or not.

If you decide to make amendments to the proposal, we may need to consult the statutory bodies and neighbouring properties again. We'd usually do this within any extended timescales (agreed by both parties).

The case officer will:

• carry out a site visit and form an opinion about the determination of the application
• prepare a report detailing the main planning issues relevant to the case, the results of consultations and any relevant policies
• make a recommendation on the application

The recommendation report can be viewed online once the decision has been made.

The delegation process

The delegation process will decide how your planning application will be determined. It will either be by committee or through the officer's delegated powers.

The majority of planning applications are determined through the officer's delegated powers, such as:

• non-controversial applications for minor development
• house extensions
• advertisements

Planning Committee

Planning Committee will deal with applications:

• which are deemed to be major applications
• of greater public/environmental concern
• where a high number of objections have been received
• which are contrary to the case officer's recommendations

Planning Committee is a panel of our elected councillors. They will decide whether to agree with or overturn the officer's recommendation. Committee members may also ask that changes or conditions are added to the recommendation.

Recommendation reports for applications being determined by Planning Committee (opens new window) can be viewed online up to one week before the meeting. 

To speak, you must first provide your comments for objection or support and request to speak in writing. We will contact you one week before the meeting. You must confirm on the Thursday before the committee meeting that you still want to speak.

Rules for speaking at committee meetings

• Objectors, the applicant and/or supporters will be allowed to speak. If no objectors are attending, the applicant and/or supporters can speak only if the application is recommended for refusal.
• If several people want to speak for or against then one of the objectors and one of the supporters should be nominated to speak on behalf of all.
• Two objectors/supporters can speak if there are distinct and separate areas of objection/support. 
• No more than four (not including Ward Councillors) can speak on any application (two objectors and two supporters). It is preferable to have one objector/supporter making all the points. 
• You will have up to four minutes.
• Ward Councillors speaking for/against a proposal are allowed four minutes. This is separate to the objectors/ supporters time allowance.
• You are not allowed to question members of the committee or council officers or take part in the discussion on an application.
• You cannot hand around photos or extra information at the meeting.
• You should arrive 15 minutes before the meeting starts. 
• Committee members can ask you questions You should respond to the direct question asked. 
• The Chair of Committee has the discretion to vary these rules or to shorten speaking rights in individual cases if he or she considers it appropriate. 

Please remember it is up to you to follow the progress of the application you are interested in:

• Find out if the application you're interested in is going to Planning and Development Committee. Not all applications will be even if you have written in and requested to speak. 
• Keep in touch with the planning case officer. They will confirm the meeting date if it's going to committee.

Matters taken into consideration

There are various considerations that will form a decision or recommendation, based on the submitted proposal, the site and adjoining area. You can get more information on our Consultee Services page.

The decision

Once a decision has been made, a certificate will be issued. This will confirm whether or not your application has been successful (you can view decisions online via Public Access (opens new window)).

If your application is refused permission, the decision will state the reason why. At this point you can appeal against the decision.

If your application has been successful the decision will set out conditions. These must be adhered to. You may be required to formally discharge some of these conditions before starting development on site (see Discharge of Conditions).

Planning conditions must be fulfilled to the specification and timescale stated in the condition. If not, the development may be in breach of the approval and subject to enforcement action.

Amendments

You can make two types of amendments to an approved application. 

• non-material: we will check minor changes to a proposal within 28 days
• material: for more significant changes, we need to change the approved plans condition on your permission. You will submit your revised plans and we will consider this as a new application. 

Both applications for non-material and material changes will incur a planning fee.

Visit Gov.UK (opens new window) and find out how a proposal that has planning permission can be amended. To make an amendment complete the Planning Portal (opens new window) form. You will be asked what type of application you are making at step two.