Submitting an Application

Submitting an Application: You can choose whether to submit an application yourself or can use an agent with skills in preparing proposals. If you use an agent, we will deal directly with them on your behalf. When we receive your planning application, we will check it to make sure that you have submitted all the documents required by law and that you have paid the correct fee. If we need further information, we will ask for this by contacting you or your agent (if you have one) at this stage. We are not able to register an application until we have all the documents needed and the correct fee has been received. We will write to you or your agent when the application is registered as complete. In most cases, a decision will be made in eight weeks, though some applications take a little longer.

The best way to submit an application is through the Planning Portal . The Planning Portal allows you to purchase site plans and pay the application fee. Application forms in paper form are available for the following webpage Planning Application Forms .

Every planning application needs a site location plan and block plan showing the location and boundaries of the site you are planning to work on. For guidance on the type of plans you require refer to this guide from the Planning Portal:


You can use the Planning Portal's ' Buy a Plan ' service to ensure that you meet our requirements, whether you are a planning professional or first-time applicant.

Publicity: Full details of all applications are published on our website. We send lists of applications to Councillors, Parish and Town Councils and other groups who have told us of their interest. We also give publicity to applications , either by sending a letter to neighbours, or by displaying site notices. In addition, we advertise certain types of application in the press. Applications may be inspected at the Council Offices between 09:00 - 17:00 and some of the parish and town council offices. Our publicity arrangements are set out here . The Copyright, Design and Patents Act 1988 (Opens New Window) allows Councils to provide copies of plans and drawings on request, to enable the public to look at plans at a more convenient time and place, but we have to charge for this service to cover administration costs. Any member of the public may comment on an application; comments must be in writing and can be inspected by the applicant and the public.

Next Stages: We may need to consult various bodies to obtain their expert view. These may include highway engineers, the Environment Agency and organisations with particular expertise on conservation. The case officer will visit the site and assess your application, taking into account whether it is consistent with the development plans for the area, currently the Buckinghamshire Structure Plan and the South Bucks District Local Plan . The officer will also consider national planning policies, (Opens New Window) consultation responses, previous planning decisions, and public representations and whether there are any local circumstances, such as an adverse impact on neighbours or the street scene. The Council will determine the application on the basis of the submitted plans only. It is Council policy not to entertain amended plans during the application process, as such if there are any unacceptable aspects and you do not wish to receive a refusal of planning permission the application will need to be withdrawn and re-submitted with the amendments. We can then publicise the changes and re-consult people. If you wish to withdraw an application before it is determined, you or your agent must request this in writing.

Recommendation: The planning officer will recommend that your application is either permitted, with or without conditions, or refused. The final decision on your application may be delegated to the Development Control Area Team Managers, who may grant or refuse planning permission. Applications that are not delegated to an officer are decided by the planning committee.

Planning Committee: The Committee meets every four weeks and is open to the press and public. In certain circumstances, applicants and objectors are allowed to speak at meetings .

At a committee meeting, a planning officer normally introduces the application, a representative of the objectors and the applicant may then speak if this is allowed and then the Councillors debate and decide on the application. The Committee may decide to carry out a site inspection before deciding your application and so the application will come back for a decision at a later meeting.

Planning Matters: In reaching a decision, the Council cannot reject a proposal simply because many people oppose it. The Council is required by law to limit the matters it takes into account to the development plan and to other planning matters, often referred to as material considerations.

Afterwards: Once a decision has been made, we send you or your agent a written notice of the decision. In the case of permission, this will include any conditions imposed and, in the case of a refusal, it will state the reasons why the application has been refused. If your application is refused, you have the right to appeal against the decision to the Planning Inspectorate. (opens New Window)