How decisions are made about planning applications

A simple guide

When a planning application is submitted to the Council, it is assessed by planning officers against local and national planning policies and any other relevant planning considerations.

Step 1: The application is checked

We check that all the necessary plans, forms and supporting documents have been provided. Once complete, the application is validated and the assessment process begins.

Step 2: Consultation takes place

Depending on the type of development, we may consult:

• neighbours
• Parish or Town Councils
• statutory consultees (for example highways authorities, the Environment Agency or Historic England)
• other interested parties

Comments received are considered as part of the decision-making process.

Different application types have different consultation requirements, and some have no consultation requirements (for example discharge of conditions applications).

Step 3: Planning officers assess the proposal

Planning officers consider:

• national planning policy
• The Local Plan and neighbourhood plans
• design and appearance
• impact on neighbours
• highway safety and access
• environmental matters
• any other relevant planning considerations

Support for or opposition to a proposal is taken into account, but decisions must be based on planning reasons rather than the number of comments received.

Step 4: How the decision is made

Most planning applications are decided by planning officers under powers delegated to them by elected councillors. This is known as the Scheme of Delegation.

The Scheme of Delegation sets out which applications officers can determine and which must be referred to a Planning Committee.

From 31 October 2026 there is a National Scheme of Delegation. This sets the legal framework for the types of applications and developments that may or may not be determined by a Planning Committee. Applications are categorised into Schedule 1 or Schedule 2 applications.

Schedule 1 applications are not determined by a Planning Committee.

Schedule 2 applications are presumed to be delegated to planning officers but may, by exception, be referred to a Planning Committee for a decision.

Cheshire East Council has adopted a process in accordance with Regulations to consider whether Schedule 2 applications should be referred to a Planning Committee.

Cheshire East Council national scheme of delegation procedures (PDF, 1.4MB)

Step 5: When applications go to Planning Committee

A small proportion of applications are determined by councillors at a Planning Committee meeting. Applications may be referred to a Planning Committee where:

• the application is Schedule 2 and
• the application raises an economic, social or environmental issue of significance to the local area
  or
  the application raises a significant planning matter having regard to the development plan and any other material considerations and
• the nominated officer and nominated member of the planning committee agree to the referral.

Schedule 1 or 2 applications may also be referred to a Planning Committee where the application is an “own interest application”. For example, where the Council is the applicant.

Planning Committee members must make their decision based on planning policies and other relevant planning considerations.

Step 6: The decision

The application will be:

• approved (normally with planning conditions), or
• refused (with reasons explaining why)

The decision notice is published and made available to the applicant and the public.

Whether a planning application is determined by a planning officer or by the Planning Committee, the decision must be based on the same planning policies, evidence and material planning considerations. The process is designed to ensure decisions are fair, transparent and consistent.

Appealing a planning decision 

As the law stands there is no right of appeal for objectors.

A Council's decision may be challenged in the courts if the Authority has misinterpreted the law or if there were procedural irregularities with the application. If for example the inquiry hearing, site visit or other procedures were not carried out properly, leading to unfair treatment.

If the council refuses planning permission the process does not necessarily stop. An applicant has a right to appeal against the refusal of planning permission.