Fast-Track Planning Service

The “Fast-Track” planning service is an optional, paid for service offered by the council to provide a quicker decision on certain types of householder applications and lawful development certificates (except where the dwelling is a listed building). This ensures a faster determination of applications than the statutory 56-day timeframe.

Please note this service cannot be used if your property is a Listed Building or the site is in a Conservation Area. In addition, it cannot be used for Prior Approval applications or any other application which is not classed as a householder (e.g, an application for new housing or a change of use) or a lawful development certificate relating to Listed Buildings or for an existing use.

Timeframes

Householder applications will be determined within 29 days from the date of validation, and lawful development certificates will be determined within 10 days from date of validation.

Fees

The fee is £194 for householder applications and £97 for lawful development certificates. This is in addition to the normal application fee. There are no exemptions.

How to apply

• Submit your application through the Planning Portal in the usual manner.
• Complete the fast-track application form (download below) to notify the council that you wish for your application to be assessed as part of the fast-track service, quoting your Planning Portal number.
• Pay the required fee by debit or credit card by phoning the council on 01438 242242 and asking to speak to the Planning Department. You can also email the us using the contact details below with your contact details. Someone will then contact to you to collect payment.
• It is strongly recommended that the online form and payment of the fee is completed at the same time as the submission of the application via the planning portal (and not later than 24 hours later) as it is possible that the application will be validated prior to the Council being advised of a fast-track application.
• The Council will then send you an acknowledgement letter by email confirming the fee has been paid and whether the application is valid or invalid.

Validation

The council will validate the application within 48 hours of receipt of the fee (excluding weekends and Bank Holidays) for the fast-track application. If made valid, the fast-track ‘clock’ commences at this point. If the application is invalid, the clock will commence at the time of receipt of the information to make the application valid. Further advice about how to avoid your application being made invalid can be found online.

Processing

If a site visit is required, the case officer will contact the applicant or agent to arrange a site visit within 21 days. All reasonable steps must be taken to ensure the site visit can be undertaken in a timely manner.

A decision cannot be issued prior to 29 days after validation of the application. This is because the Council’s Scheme of Delegations allows for applications to be ‘called-in’ to be considered by the Planning and Development Committee, up to 7 days after the neighbour consultation period has concluded. As the committee meets on a monthly basis, it is unlikely your application will be determined within the specified 29 days. As such while the fast-track service aims to speed up decision making, some applications may need to be considered by the Planning and Development Committee if they raise wider interest or concerns. In these circumstances, decisions can take longer, and regrettably the fast-track fee cannot be refunded. We therefore encourage applicants to consider carefully whether their proposal is likely to be contentious before choosing to use this service, as proceeding with fast-track means accepting this possibility.

The council will not normally accept amendments to the scheme after submission of the application. However, the case officer may seek minor amendments if these amendments would result in a positive outcome and these can be produced within 24 hours of the initial request. Whether amendments are accepted is at the discretion of the case officer, Team Leader and / or the Head of Planning and Enforcement and all decisions are final.

Refunds

Refunds will only apply in the following circumstances

• Where the council does not fulfil its obligations to determine a householder application within 29 working days or certificate of lawfulness within 10 days.
• Where you seek to withdraw your application or fast track service, or both is requested in writing within 10 working days (householder applications) or 5 working days (lawful development certificate) of the submission of the fast-track application.

Please note that the above applies to the fast-track fee only. The statutory application will not normally be refunded under any circumstances.

Terms and conditions of this service

For full details in regard to the terms and conditions of the fast-track planning service, including exclusions, please see the terms and conditions page.