How to get involved in planning: CPRE's key steps

Now you have understood how the planning system works and the process through which most planning applications are determined you are equipped to respond to applications in your local area.

We have set out some simple steps to follow below, which will help you provide a robust and well-evidenced response. Some of the steps may not be relevant to your application, for example, if the application is to be determined via delegated powers you will not need to speak to the planning committee.

Step 1: The pre-application consultation process

It is mandatory to undertake pre-application consultation for certain projects including nationally significant infrastructure projects (NSIPs) and some major developments. Applicants must produce a Statement of Community Involvement or SCI that demonstrates how, when and what engagement took place with the local community before an application has been submitted.

Even when there is no mandatory requirement to carry out an SCI, it is recommended that developers engage with the local community before submitting a formal application to understand key issues, and gain support for their proposal.

Pre-application consultations can take different forms, for example, there may be a dedicated website set up for the proposal, with online tools to submit feedback or the developer may hold an in-person event or ‘drop-in’ session in a local community building. It is worthwhile checking local notice boards and the Council website for potential planned events. You could also speak to your local CPRE group or other local stakeholders, who are likely to be engaged with new proposals.

It is always worthwhile submitting your views on a proposed development before a planning application is submitted as changes can still be made at this stage. Once a planning application has been submitted, it is very unlikely the proposal will change.

Post application submission

Once an application has been submitted the countdown to respond begins. The following steps should be followed once you have a submitted application in-front of you ready to review.

Checklist for pre-application engagement

Engage locally

Check with your local CPRE, local businesses, the Council and other local groups whether there are any planned pre-application engagement events.

Sign up for info

Sign-up for online webinars, in-person events and updates on the plans (if available).

Submit your views

Submit your views on the plans, with suggested changes if relevant to the developer. If you suggest changes, rather than objecting outright, your thoughts may be more likely to be considered.

Engage with the process

Join any local design review panels, or resident’s forums to provide joint feedback on the plans (if set up).

Top tips for finding out about new planning applications in your area

Stay connected

Stay connected with your local CPRE district or county group, who usually get weekly lists of planning applications.

Sign up for updates

Sign up for email alerts from your local authority. You can sign up to the Inspectorate’s email alert service to receive updates on the progress of an application.

Get in touch with your local planning authority

Ask your local planning authority to let you know about any application that is likely to be of interest to you.

Reach out to your local council

Contact your parish or town council, if you have one, who are legally entitled to receive copies of all planning applications in their area.

Look for local information

Scan local newspapers for information about significant developments proposed.

Check your local planning portal

Search the Council’s planning portal page on the website for recently submitted applications.

Look out for planning notices

Look out for notices pinned to gates, lampposts and walls on or near the boundary of sites where an application for planning permission has been made.

Look out for larger projects

Check the planning inspectorate website for a list of Nationally Significant Infrastructure Projects proposed in England (there is usually a weekly list of validated applications.)

Step 2: Review and assess the application

Have you heard about a planning application that has been submitted in your area and want to find out more about it?

The first step is to review the validated application on your local planning authority’s website or at their offices.  You can do this by using the specific planning reference or the site address.

The planning department will have uploaded the applications documents to review, including the application form. For major applications there may be a lot of documentation to look through! However, it is important to ensure that all the validation criteria have been met.

Checklist for step 2

Validate applications

Make sure that the applicant has met all the validation requirements by cross-checking the documents submitted. This includes making sure plans and drawings are drawn to scale and have a scale bar.

Read carefully

Look through all the documents carefully. There may be relevant information hidden within a supporting report.

Check that everything lines up

Satisfy yourself that the description of the proposed development accurately reflects what is being proposed in the application. This will be included on the application form. There have been a number of recent high profile cases where the development built has considerably differed from that shown in the application and/or supporting plans, so scrutiny here can often be particularly valuable.

Ask for advice

Remember that case officers are there to help. Ask for advice if you are unsure about how to interpret an application, or what the wider effects of the proposal might be.

Step 3: Understand the planning context

As set out in Part 1 of this guide, planning applications are determined based on the following:

The adopted development plan or Local Plan
Material Considerations including national planning policy
Planning precedent such as case law or relevant planning history

In order to decide whether you wish to respond to the development proposed you will need to understand the site-specific planning issues.

Planning context checklist:

– Check the policies map – this should be online and will set out any relevant planning designations on the site. For example, if the site is designated as a Site of Special Scientific Interest (SSSI) then it is likely to inappropriate for built development.

– Check whether the site has been allocated for a particular type of development. For example, if the LPA hasve allocated a site for housing, it will be difficult to object to a proposal for housing.

– Review for description of development. Is the proposal in line with adopted planning policies?

– Review the planning documentation. Are there any areas of concern? For example, is the site susceptible to flooding? If so, this would be a material consideration.

– Finding out about past planning applications for a particular site can give you lots of relevant information. For example, if you are supporting a development turned down in the past because there was not enough public transport, you could focus on suggesting ideas to solve this problem.

– You should also look at recent planning applications in the wider area to get a picture of any development trends, and how they could affect the economic, social, and natural environment of the area.

Planning context checklist

Check online maps

Check the policies map – this should be online and will set out any relevant planning designations on the site. For example, if the site is designated as a Site of Special Scientific Interest (SSSI) then it is likely to inappropriate for built development.

Check site allocation

Check whether the site has been allocated for a particular type of development. For example, if the LPA has allocated a site for housing, it will be difficult to object to a proposal for housing.

Review the development description

Review for description of development. Is the proposal in line with adopted planning policies?

Review the documents

Review the planning documentation. Are there any areas of concern? For example, is the site susceptible to flooding? If so, this would be a material consideration.

Delve into previous applications

Finding out about past planning applications for a particular site can give you lots of relevant information. For example, if you are supporting a development turned down in the past because there was not enough public transport, you could focus on suggesting ideas to solve this problem.

Look for trends and assess impacts

You should also look at recent planning applications in the wider area to get a picture of any development trends, and how they could affect the economic, social, and natural environment of the area.  

Step 4: Choose whether to respond

Now it is time to decide what action you are going to take on the planning application.

You could choose to:

Support the application because it will deliver public benefits for the local area, either now or in the long run.
Support the application but ask for aspects of the proposed development to be reconsidered and changed to yield better outcomes for the local area.
Take no action since the proposal’s overall effect would be neutral or of little relevance to your local place.
Register an objection to the application due to harms arising, but suggest action that could be taken to address your objection, such as amending the proposal to avoid harms or attaching planning conditions or a planning obligation to mitigate or compensate for the harm identified.
Request that the application be refused permission because of its negative impacts, that cannot be mitigated by planning conditions.

Step 5: Put your comments in writing

When you are completely clear on your position, and you would like to formally respond, the next step is to make your comments in writing to the planning authority before the appropriate deadline. You must do this if you want your comments on a planning application to be carefully considered.

The easiest way to respond is to submit your comments direct via the Council’s website. Alternatively, you could email the case officer or planning department or send a letter by post.

In order to help you craft your response we have set out an example below and right. We recommend following this structure:

Start with the application reference	PA/21/333/567
Then put the application address	Land at Little Horse Lane, Cambridgeshire, CB9 2LX
After that set out the description of development	Proposed erection of 3 blocks to accommodate 15 social rented homes

Then first set out your proposed response	I am writing to you in support of the proposal above.
And state your reason why	This is due to the need for more genuinely affordable homes in the area and the high-quality nature of the proposed scheme including a new children’s play area and public open space, which will benefit the local area.
Set out relevant adopted Local Plan policies, including any ‘Made’ Neighbourhood Plan policies relevant to the application	Local Plan policy H2 states that proposals for new affordable homes should be strongly supported. In addition, policy H3 supports new family homes. The application proposes 15 new 3 and 4 bedroom homes, suitable for families, available for rent. The homes will be owned in perpetuity by the Little Horse Community Land Trust and rented at affordable rates. This is strongly supported by local planning policy and should be afforded significant weight. Furthermore, the adopted Little Horse Neighbourhood Plan policy Ho4 recognises the positive contribution that community-led housing developments make towards meeting housing need across the area and support community-led development.
Next you can reference any relevant draft planning policy or supporting guidance such as a supplementary planning document	The Council have produced a Public Realm and Play Space Supplementary Planning Document that provides guidance to applicants looking to deliver new open and/or play spaces in the area. The guide shows strong support for applications that provide safe access to good quality, well-designed, secure and stimulating play space. The proposal includes play space for a range of ages, including an enclosed area for younger children with seating for parents and/or guardians. This is in line with the Council’s guidance and will provide a net benefit to the local community as the play space will be available for children within the village as well.
If there are other planning applications in the local area that might be relevant to the proposal you can make reference to them and the precedent they may set	I am aware an application for four bungalows for older people was permitted recently in the neighbouring village. This was because the application met an assessed local housing need. In my view, there is a distinct need for larger, affordable homes for families in the area and as such, this should be given planning weight.
Lastly, you should Sign off and state clearly that you would like to be kept informed of the application’s progress	I hope my comments will be taken into account in the forthcoming decision. Should the application be decided at planning committee, I would be more than happy to speak in support of the application. Therefore, please keep me informed of any decision made.

Writing your letter or email - top tips

Refer to the development plan  

List development plan policies that support your case and explain why. Recognise and respond to development plan policies that conflict with your views. Explain what other planning issues you believe should affect the decision.  

Consider the public interest  

Explain how the development affects the local community as a whole. Avoid focusing on issues such as land ownership, the effects of the proposal on the value of neighbouring property, or the personal circumstances of the applicant.  

Be clear and courteous

Avoid personal issues and concentrate on the facts of the case . Separate out each point you want to make. Explain what you want to happen and, where appropriate, suggest conditions you want to see put on the application to improve the sustainability of the proposal. Try to be concise. 

Get comments in on time 

You’ll generally have two weeks to respond to a planning application. If possible, get your comments in before the deadline. If this is impossible, send a short letter summarising your views within the deadline and follow it up later with more detailed comments. Late comments may be considered, particularly if your views don’t cause any delay in the decision, but you cannot rely on this.

Consider approaching the applicant  

You could approach the applicant to let them know your views or to persuade them to improve the application, either before or after you write your letter/email. 

Step 6: Gather support

Telling the local planning authority your views is just the start of the process. You will need as much support as possible, from within the local planning authority and the community, to make sure that the authority’s decision takes account of your views. The more people who agree with you, and are willing to say so, the stronger your case will be.

Influencing Decision-Makers – Top Tips

Speak to the case officer

A few days after submitting your comments, call the planning case officer to confirm they were received and ask how they’ll be considered. You could also request a meeting to explain your case. This may help strengthen weaker arguments or counter opposing views.

If the application goes to a planning committee, the officer will write a report recommending approval or refusal. Comments submitted by the consultation deadline may be summarised in this report.

You have the legal right to read the officer’s report at least five days before the committee meeting. Use this time to understand what councillors will see, prepare to speak if allowed, and alert local media if needed.

Some applications are decided by planning officers rather than councillors. Authorities differ, so find out early who will make the decision and when. This can shape your next steps.

Approach your local councillors

Copy your objection letter to local councillors, especially those representing the affected ward, and contact them before the decision to ensure your views are heard. Councillor contact details can be found on the planning authority’s website or via the council offices.

If an issue is best understood in person, suggest a site visit by councillors.

Councillors not on the planning committee can freely express views. Committee members must avoid appearing biased, but can comment on specific issues.

Explain to councillors why you support or oppose the application, and suggest any conditions to include if permission is granted. Aim to show not just the planning case, but also community support, which can influence councillors more than officers.

Coordinate with parish councils, local groups (such as CPRE, WI, or residents’ associations), businesses, your MP, and statutory consultees like the Environment Agency. Petitions can help, but individually signed letters have greater impact.

Approach planning committee members

It makes sense to approach the councillors who sit on the planning committee and take the decision. Your ward councillor may be permitted to attend and speak on behalf of local people at a meeting you organise, even if not on the committee. Pay special attention to the views of the councillor who chairs the committee and avoid party politics. Councillors are required to make planning decisions on grounds relevant to planning, not on party lines. Note that these councillors cannot say which way they will vote before a committee meeting.

Step 7: Register to speak at planning committee

(if relevant)

For applications heard at committee follow this step. If the application is proposed to be determined under delegated powers, skip this step.

Speaking at the committee meeting where the application you are interested in is being considered could make all the difference to your chance of success. Councillors tend to respond to strong local feeling. Some councils give the public the chance to speak for a few minutes at meetings to express their views.

Contact your local planning authority to ask if the public can speak at committee meetings. Procedures vary, so confirm if you can speak, the meeting date, location, and your speaking time – usually three minutes for both promoters and objectors.

Provide a written copy of your remarks and register to speak at least a week in advance via the Council’s Democratic Services, stating whether you support or object.

Find out who else will speak to avoid repeating points and present shared views clearly. If this info isn’t available, use the officer’s report to identify key responses to the application.

Step 8: Review and understand the decision

Once a decision has been made on an application, a decision notice will be published online. An application will either be granted or refused. If granted, there may be scope to challenge the decision in court via judicial review. CPRE has separate guidance on how to challenge bad developments legally.

If refused, the developer has the right of appeal. If exercised, the application is reconsidered by a planning inspector appointed by the government. You can fully participate and make the same points as in the original application, but the appeal process is more time-limited and exacting.

A granted application may be subject to conditions. This means the applicant may need to submit further information before starting any building work. There will always be a ‘time limit’ condition requiring building to start within a set period, and a ‘compliance’ condition related to the approved plans. Compliance conditions do not require formal approval, but failure to comply breaches the permission and can lead to enforcement action.

Other conditions require formal approval or ‘discharge.’ These usually involve further technical details beyond those submitted with the original application and can cover a wide range of topics including, but not limited to:

Potential flood risk

Impacts on trees

Remediation of contaminated land

Installation of solar panels

Plans for external lighting

Installation of cycle parking

You will be able to view applications to discharge conditions on the same webpage as the original planning application. Applications to discharge conditions are usually determined by the case officer, who may or may not be the same officer who dealt with the original application.

In any case, it is always worth asking the duty planner if you are unsure about any information submitted or concerned that conditions have not been met.

Find out more

You can read or print the full version of this guide by downloading the PDF here, which also contains part 1: an introduction to the English planning system. If you want to read a shorter version of part 1, view the web version here.