Planning decisions and appeals

There are the 4 main outcomes or decisions that can be made on your application:

1. Permission is granted: find out what other permissions you might need on the Planning Portal.
2. Permission is granted subject to conditions and obligations: view what this means on the Planning Portal.
3. Permission is refused: check the Planning Portal to see what you can do about it.
4. Decision is deferred to Planning Committee.

When you receive your decision, there may be an abbreviation used to explain the outcome of the application. For example HHA, PER, PIPA.

View decision codes and find out what they mean.

You can appeal a planning decision on GOV.UK.

Your decision may be subject to planning conditions.

There are two main types:

• those where the details must be approved before work can start, known as conditions precedent
• those where the details must be submitted, approved and implemented prior to development being brought into use

Read more about the use of planning conditions on GOV.UK.

From 31 October 2026, many routine planning applications will be decided by planning officers rather than planning committees. Planning committees will focus on applications that raise significant local issues or have a major impact on communities.

Read the government's guidance on planning committees and delegation.

There are 5 Area Planning Committees that determine smaller scale applications within their respective areas. The Strategic Sites Committee deals with wider strategic development.

Councillors on Planning Committees consider each application on its merits, taking account of current legislation and planning policies.

People who have made comments on an application will be invited to speak at the first planning committee meeting at which the matter is considered. If you're interested in speaking, you must register before the meeting. Details on how to register will be sent to you.

Further information about speaking at a planning committee.