Planning Application Process
**NEW** Householder Development Pre-application advice - February 2007
Mid Beds has introduced a simple form to allow planning officers to consider your proposals prior to you submitting a formal Householder Planning Application form.
How Does the Planning System Work?
In simple terms the planning system is split into two main parts:
Planning Applications and The Mid Beds Local Plan
Planning Applications
Most development needs to have planning permission before it can be carried out. This is obtained by making a planning application.
Each application is made on specific forms and the proposals will normally be shown on plans drawn to scale.
Planning applications are the most common type of application, however we also deal with other types of application including those for
- Listed Building Consent;
- Advertisement Consent;
- Conservation Area Consent etc.
Planning application forms and explanatory notes are available to download, or can be obtained by contacting the Customer Services Team at the Citizone PoPs at Biggleswade or Ampthill on 08452 30 40 40 or email customer.services@midbeds.gov.uk. You can obtain further information about the Citizone PoPs here. You can also make an application online via The Planning Portal.
The Mid Beds Local Plan
This sets out the policies which we will take into account when considering planning applications.
It identifies where new development can occur, and those areas where we are trying to restrain new buildings.
More details about the Local Plan, and the opportunities for you to influence it can be found here.
Mid Beds’ Planning Role
Mid Beds is the "Local Planning Authority", which means that it deals with most of the planning applications in the area and prepares the Local Plan for Mid Bedfordshire.
The planning system in Mid Beds is governed by the elected District Councillors. They are supported by a team of planning officers, split into two teams, one covering the east side of the district and the other covering the west.
A few applications - those concerning minerals excavation and waste disposal are dealt with by the County Council in Bedford. It also has a separate strategic plan for the county (the "Structure Plan"), and a Minerals and Waste Local Plan.
Finding Out About Planning Applications
If you want to track progress on a current application.
If you want to view Planning Documents.
If an application is made very near to or affecting your property you will receive a letter from the Council telling you about it.
If you have received such a letter from the Planning Service asking if you would like to comment you can respond online if you prefer by clicking on the link below. You will need the user name and password supplied to you in the letter.
Acolnet Online Planning Applications Database (invited consultees only)
If you have not received notification direct but wish to comment on a planning application, please click on the link below.
Online form for commenting on a Planning Application
Where we are not sure who all of the adjoining owners are we also put up notices at sites where applications have been made giving details of what is proposed.
In some cases we will put up a site notice and put an advertisement in a local newspaper giving details of applications.
We also produce a weekly list of all of the planning applications that we have received. This is available at no charge on the website. The list can also be viewed at the PoPs and local libraries. You could even have the list sent to you direct each week although this will cost £95.50 per year (2004/5 price subject to revision).
To find out more about a particular application you can visit the Citizone PoPs at Biggleswade or Ampthill and look at the plans and any other information that has been put in. PoPs opening times are:
- 8.45 am to 5 pm Monday
- 8.45 am to 5 pm Tuesday
- 9.30 am to 5 pm Wednesday
- 8.45 am to 5pm Thursday
- 8.45 am to 4 pm Friday
Tel: 08452 30 40 40
Fax: 08458 495 354
Email: customer.services@midbeds.gov.uk
How do I comment on an application?
If you want to comment on an application you should do so in writing to the address below, or by clicking on the online form for commenting on a Planning Application here.
Please address your letter to:-
Director of Environmental & Planning Services
Mid Beds DC
Priory House
Monks Walk
Chicksands
Beds SG17 5TQ
ALL comments are ALWAYS taken into account. We may not always be able to make a decision which supports your comments, but we will always take note of them.
If the application you are interested in is taken to a Development Control meeting you will be informed of this and you can speak at the relevant meeting about that.
What sort of things can I comment on?
We can only take into account issues that are proper planning matters. Generally the main ones are as follows:-
- Amenity - impact on neighbours - overlooking, loss of daylight, overbearing impact, noise and disturbance, pollution etc.
- Design - impact on building, site, street scene etc. (nb we have limited scope to influence this unless the building is in a conservation area or affects a listed building.) - visual impact - is it in keeping with the surrounding area.
- Highways - suitability of access, parking, manoeuvring space, effect of traffic generation.
- Policies - are there any government policies or policies in the structure plan or local plan which are relevant.
- History - any previous permissions on the site or nearby.
There are many other issues which can be taken into account, but here are a few which normally should NOT be:-
- Personal circumstances of the applicant.
- The intended user of the development - it is the use not the user which is important.
- Whether the applicant or landowner is known/unknown, liked/disliked, trusted/not trusted, local/ not local.
- The right to view over another person's land (there is no such right in planning considerations).
Who else comments on applications?
We always consult the local Town or Parish Council about applications. If you want to find out more about what your local parish or town council does you could talk to one of your local councillors or to the clerk to the local council. A list of Clerks to Town and Parish Councils can be downloaded by going to the "About your Council" banner at the top of this page.
We rely on the County Council for expertise on matters relating to traffic and highways.
We also consult a wide range of other bodies when their specialist knowledge or advice is needed. For example, English Nature, the RSPB and the local Wildlife Trust on wildlife and nature conservation issues, the Ramblers Association on footpaths, and the Environmental Health Division on health and pollution issues. There are many others.
How are Decisions Made?
The majority of applications are fairly straightforward and do not cause any problems. These are dealt with by Planning Officers under their delegated powers and formal decision letters issued by the Director of Environmental & Planning Services.
Applications which are more controversial are reported to the Development Control Committee for it to make the decision. This is made up of Councillors, and meets every four weeks.
When do Development Control Committees meet?
The Committee meetings are open to the public and you are welcome to come along. Meetings usually start at 2.00pm and a calendar of meetings can be obtained from:
Customer Services Team, Telephone No: 08452 30 40 40
What happens if an applicant appeals against a decision?
In some cases where an application has been refused the applicant will appeal against that decision to the Department of Communities and Local Government (link to external site). An independent inspector will be appointed to decide the appeal. If you were consulted on the original application, or made comments on it, you will be notified of the appeal and be given the opportunity to let the inspector know your views. Information/advice on the appeal process can be found on The Planning Inspectorate website (link to external site).
Where can I get more advice on a planning matter?
If you would like to discuss an application which you feel might affect you, which you have particular views on, would like advice on actually making an application, or would generally like further advice on any planning matter, please feel free to contact us at the Citizone PoPs.
What about Building Regulations?
Mid Beds also deals with building control matters and obtaining Building Regulations approval. If you need advice on that side of things then we can put you in contact with the relevant officers, or you can visit our Building Control pages for further information.
When can I speak to a Planning Officer?
Planning Duty Officers will be available at both PoPs on Wednesday afternoons only between 1.30 and 4.30 pm. Appointments should be made through the Customer Services Team on 08452 30 40 40, and will be limited to 20 minutes duration.
The address of the planning office is:
Mid Beds District Council
Priory House
Monks Walk
Chicksands
Beds SG17 5TQ
Tel: 08452 30 40 40
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Your Checklist of Relevant Considerations for Planning Applications:
These are some of the main issues which can be taken into account in considering planning applications. It is NOT exhaustive, and different issues will need to be given different weight according to the circumstance of the case.
- Design
does the application have an impact on the building, the site, the street scene, the surrounding area, etc (nb limited scope to influence unless site in conservation area or affecting listed building) - Visual impact
is it in keeping with the surrounding area? - Amenity
does it have an impact on neighbours (possible overlooking, loss of daylight, overbearing impact, high fences, noise and disturbance, pollution, etc)
effects on flora and fauna - General Residential Layouts
does it have reasonable garden sizes, reasonable distance between dwellings (back to back/back to side/side to side?
is there room for landscaping etc?
designing out crime
does it promote children's play space? (for estate developments) - Relevant Planning History
previous permissions on site or nearby (including appeal decisions) - Highways Issues
suitability of access (width, length, visibility splays at junction with highway)
parking (right amount, convenient to use)
on-site manoeuvring space
effect of any additional traffic generation or vehicle movements - Relevant Policies
Government Advice (Circulars, Planning Policy Guidance Notes)
Bedfordshire County Structure Plan
Mid Bedfordshire Local Plan
nb applications must be determined in line with policies unless there are very good reasons to make an exception
Issues which cannot normally be taken into account include:
- personal circumstances
- the intended user of a development (it is the use not the user which is normally the relevant consideration)
- whether the applicant or landowner is known/unknown, liked/disliked, trusted/not trusted, local/not local etc
- the right to view over another person's land (there is no such right in planning considerations
- visual impact where development is not in a conservation area or affects a listed building
* Download Planning Services Standards 2008 (application/pdf; 34kb)
