Planning changes: what they mean for local communities in Surrey

New legislation coming in force at the end of October 2026 will significantly change how planning applications are decided. Residents and councillors will have less opportunity to oppose planning applications. Even those most directly affected by development proposals will only be able to influence councillors on Planning Committees in a very few cases.

How are planning applications decided now?

Currently, local planning authorities set their own rules about which applications are determined by professional planning officers under delegated powers, and which are referred to their Planning Committees, made up of elected councillors. Typically, smaller uncontroversial applications will be decided by officers, while the larger and more complex proposals will go to committee for decision.

Where an application results in significant public opposition, it will almost certainly be decided by councillors. Organisations such as CPRE will normally have the opportunity not only to submit written submissions but also to address the Committee on the day of their decision.

What is changing from October 2026?

The new legislation, which will apply to all planning authorities, is designed to significantly reduce the number of applications which will be considered by democratically elected Planning Committees.

Smaller Schedule 1 applications

In future, those termed Schedule 1 applications, covering smaller and more routine proposals, will all be determined by planning officers alone. Included in this category are all proposals for housing of less than ten dwellings or related to sites of less than half a hectare – these represent the great majority of applications in Surrey.

Such proposals could be very controversial, depending on the sensitivity of the locations. All conditions relating to such applications will again be the responsibility of officers alone.

Schedule 2 Applications

The remaining proposals, known as Schedule 2 applications, include larger residential developments, large renewable energy projects and major commercial schemes. These applications must also be delegated to planning officers unless a nominated planning officer and a nominated member of the Planning Committee (probably the Chief Planning Officer and the Committee Chair) agree that the application should be referred to the committee.

For this to happen, both individuals must agree that the application raises either an economic, social or environmental issue of significance to the local area, or a significant planning matter, having regard to the development plan and other material considerations. If the two individuals disagree, the planning officer alone will decide whether the application should be submitted to the Planning Committee.

Why is CPRE Surrey concerned?

CPRE Surrey is concerned that these changes will significantly reduce democratic oversight of planning decisions at a local level and concentrate more decision-making power in the hands of planning officers.

Under the current system, elected councillors provide an important check on the decisions made by planning officers, while officers provide a professional planning perspective to help inform councillors’ decisions. The new system will remove many of these checks and balances.

In many cases, local councillors will no longer have the opportunity to consider even controversial planning applications unless they meet the new criteria for referral to a Planning Committee. The opportunity for residents, community groups and organisations such as CPRE Surrey to address councillors directly before they make their decision will also be significantly reduced.

Town and parish councils will also lose the ability to ‘call in’ planning applications in their areas, further reducing opportunities for local communities to have their views considered as part of the decision-making process.

What will this mean for residents and local communities?

For residents, one of the biggest changes will be the reduced opportunity to have their concerns heard directly by elected councillors. Written objections will become even more important. Where residents have concerns about a planning proposal, they will need to make sure these are submitted clearly and within the relevant consultation period, with supporting evidence wherever possible.

This is particularly important for proposals that could have a significant impact on the character of local areas or Surrey’s countryside. CPRE Surrey believes the changes will make it more difficult for local communities and organisations to challenge developments that they consider harmful.

The changes also come at a time when the wider planning system is already undergoing significant reform, including the introduction of the ‘grey belt’. Taken together, these changes could create further challenges for those seeking to protect Surrey’s landscapes and countryside.

What can residents do?

The planning system is changing, but residents can still make their views heard.

With fewer opportunities to address Planning Committees directly, it will be more important than ever to make written objections count. Residents should focus on relevant planning considerations, explain clearly how a proposal could affect their local area and, where possible, support their concerns with relevant evidence.

CPRE Surrey will continue to monitor these changes and work to protect Surrey’s countryside and the communities who value it.

As the new system comes into effect, making your voice heard early by putting forward clear, well-supported planning objections will be more important than ever.