Development Management Update
Somerset Council is changing the way the development management service works in order to provide better service levels. We are sorry if you have experienced delays in determining applications or if you have not been updated on why the delays are happening or likely timescales for them to be overcome.
We have recruited additional resources and have started an improvement programme which will deliver a faster, fairer and more consistent service. Throughout August and September 2025 we have reduced the undetermined planning applications in the system by 20%. You can continue to help with this improvement work by only contacting us to provide information that we have requested from you – and please use our public access portal to track any applications we are processing or comment on an application.
You will notice some changes which are necessary for us to make the service better, including:
- When you submit an application for planning permission you might not get assigned a case officer straight away. As soon as an officer has the capacity to deal with your application it will be allocated to them, and you will be notified.
- We are fast tracking some types of applications, so you may receive decisions not in date order.
- We will be limiting opportunities for negotiation and amendments to be made on applications for planning permission to reduce determination times, and we have a new guidance note available that sets out when we will accept amendments and when we will not.
- We request that where possible you send photographs of the site to enable desktop assessments.
- Where applications are submitted with insufficient information at the point of validation, this can cause service delays. In some cases it has taken several months to receive the necessary information. We can no longer accept this way of working and we require you to submit all required information necessary on application as set out in the Local Validation Checklist. We will write to you where applications are submitted which require further information. We will clearly communicate what we need and set strict deadlines for you to submit this information.
Changes to site notices for some areas
In aligning services we will be sending site notices out to the applicant or agent where required, to display on or near the site, and we will request that they provide a photo of the site notice, up close and at distance to confirm that it has been appropriately advertised.
If we have sent out a site notice we will await evidence of it being displayed before we determine the case.
Advice on new planning proposals
If you are considering a planning proposal and need advice, you can find guidance on our Pre-application advice page. We offer basic information on whether you need planning permission and more detailed advice, including fees and documents you should include.
Advice on the validation process or checklist
Validation is a step where we check that all the necessary documents and fees (if needed) are included with your application. If an applicant or agent submits an application where there are missing documents or mistakes, it will not be considered valid. We will let you know what is missing or needs correcting to proceed.
We have put together a Validation Checklist that outlines all the requirements for a valid application. You can find this checklist on our Information requirements for planning applications page.
Enforcement
We are currently receiving a lot of enforcement enquiries, so there might be some delays in our investigation process. We will manage these enquiries based on the priority levels outlined in our Enforcement Policy.
For more information, please see our Planning Enforcement page.
Guidance on the submission of amended plans and additional information – October 2025
We accept that negotiations on proposals are an important part of the application process. However, amendments are not an alternative to well-thought-out, consulted, and properly prepared schemes in the first place. We continue to recommend that applicants use the pre-application service so that issues can be identified and addressed early on. This means that follow-on applications can be determined with the benefit of the pre-application advice if it has been followed and is within reasonable timeframes.
It is the responsibility of applicants and agents to ensure that the correct information is submitted with applications. Failure to do so will result in applications either being unvalidated or refused, due to missing information. The validation checklist is contained on our Information requirements for planning applications page. We will only accept any amendment to the red line site area after an application is validated, where the change relates to the location of the proposed access or involves the reduction in the site area to resolve ownership issues. Any other changes required to the red line will require the application to be withdrawn and resubmitted.
We only accept amendments or additional information after the initial submission and validation of a planning application and during its consideration in the following circumstances:
- If pre-application advice was not obtained or followed, it is unlikely that we will negotiate any changes and the application will be decided based on the information originally submitted.
- If pre-application advice has been sought and the proposals do not follow the advice issued, the application will be decided based on the information originally submitted.
- If pre-application advice has been sought and the advice has been followed, we will negotiate on minor amendments if required.
- In the case of applications for matters reserved by condition we will only allow one attempt at amending the application before issuing our decision, all decisions on Discharge of Conditions will be made within a maximum of 12 weeks.
- In the case of householder and non-major applications, case officers may seek one set of amendments to make a scheme acceptable and which would not result in the need for re-consultation and allow the application to be determined within the statutory time limits.
- In the case of major applications, case officers will only seek amendments that do not fundamentally change the form of the proposals and if it is a minor matter in response to consultation responses that can be dealt with within the statutory time limits, any amendments that would result in the need to display new notices will not normally be accepted.
- In all cases, if there is an objection to the principle of development, the application will be determined on the information originally submitted.
- If a retrospective application is refused, we will take formal action immediately after the decision is issued.