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How we process planning applications

Find out what happens to a planning application, how we make decisions and what to do if you have a concern about planning or enforcement

Our planning service

We make decisions on planning applications, investigate possible breaches of planning control and provide planning advice across Somerset.

We are committed to providing a fair, consistent and efficient service. We assess planning applications against the development plan, the National Planning Policy Framework and other material planning considerations.

In accordance with Policy DM3, we take a positive, proactive and proportionate approach to making planning decisions. Where appropriate, we work with applicants to resolve planning issues and make timely decisions.

You can view and comment on a planning application. This service allows users to search for applications and keep up to date with their progress.

Minerals and waste applications are available through the separate planning register.

Before you apply

Pre-application advice

We encourage you to get pre-planning advice before submitting an application.

Early advice can help identify planning issues and the information you will need to provide. Our pre-application advice service is available for different types and sizes of development.

Planning Performance Agreements

For some significant major developments, you may be able to use a Planning Performance Agreement.

This is an enhanced service that can establish agreed timescales and key milestones for a development. It is separate from the pre-application advice service and has additional charges.

Submitting a valid application

You or your agent are responsible for making sure your application is complete and accurate.

Your application must include the plans, documents, information and correct fee needed for us to validate it. Check our Information requirements for planning applications to find out what you need to provide. The Local Validation Checklist covers national and local requirements.

If information is missing, we will tell you what you need to provide before we can validate your application.

We usually process valid applications within five working days of receiving them.

Amendments after validation

We may ask for minor amendments or additional information if this could resolve a planning issue and allow us to make a timely decision.

We will not ask for or accept amendments in every case. We will normally determine your application using the information you originally submitted if significant changes or further consultation would be needed.

We will only normally accept amendments or additional information in the following ways:

  • If you followed pre-application advice, we may ask for minor amendments to resolve identified planning issues.
  • If you did not get pre-application advice, or your application does not follow the advice given, we will normally determine it using the information submitted.
  • Reserved matters and discharge of conditions applications, will usually be determined as submitted. The case officer will ask for amendments if needed.
  • For householder and non-major applications, we may exceptionally ask for one set of minor revisions if this would make the application acceptable without further consultation.
  • For major applications, we will normally only ask for amendments that do not fundamentally change the proposal and can be dealt with within the statutory timescale.
  • If we object to the principle of the development, we will normally determine the application as submitted.

Retrospective planning applications

You can apply for planning permission after development has already taken place. This is called a retrospective planning application.

Retrospective applications are classed as Schedule 2 applications under the National Scheme of Delegation. This means that, while there is a presumption that decisions are delegated to officers, a retrospective application may be referred to the Planning Committee in accordance with the Scheme.

Regardless of whether the application is determined by officers or Planning Committee, Policy DM8 of the National Planning Policy Framework requires that, where the evidence shows that unauthorised development was intentional, that fact is given substantial weight when deciding whether to grant retrospective planning permission. The same principle applies where the grant of planning permission is being considered through an enforcement appeal.

If a retrospective application is refused, the Council will normally commence formal enforcement action without delay following the issue of the decision.

Site notices

If a site notice is needed, we may send it to you or your agent to display at the site.

We may ask you to provide a photograph showing that the notice has been displayed correctly before we make a decision on the application.

How we make planning decisions

Most planning applications are decided by planning officers under delegated powers.

National Scheme of Delegation rules determine which applications must be decided by officers and which applications can be considered for referral to a Planning Committee.

Where referral is possible, there is a presumption that the decision will be delegated to a planning officer. An application can only be referred to a Planning Committee where it meets the statutory criteria and the nominated officer and nominated member agree to the referral.

The number of objections received does not determine whether an application goes to committee. The national guidance also means that a ward councillor cannot require an application to go to committee simply by calling it in.

We keep a record of applications considered for referral, including the outcome and the reasons for the decision.

Applications under Habitats Regulation 77

Some development allowed under permitted development rights may need separate approval if it is likely to have a significant effect on a protected habitat site.

If this applies to your development, you may need to make a separate application to the council under Regulation 77 of the Conservation of Habitats and Species Regulations 2017 . Getting prior approval does not remove the need for Habitats Regulation approval.

How to apply

Complete all required information and email it to the relevant planning team.

There is a £30 fee. We will ask you to pay this after receiving your application.

Planning enforcement

We investigate possible breaches of planning control in line with our Planning Enforcement Policy.

We prioritise cases according to the level of planning harm and the resources available.

Use our Planning Enforcement page to find out more or report a possible breach of planning control. The current enforcement service directs people who suspect a breach to its reporting service.

If you have a concern or complaint

If you have a concern about a planning application or enforcement case, use the contact route for that service first. This helps your enquiry reach the right person and gives us an opportunity to resolve the issue.

Choose:

Using the appropriate contact route helps us direct your enquiry to the right officer and resolve issues as quickly as possible.

Last updated: October 26, 2026

Next review due: April 26, 2027

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