Planning Permission

General advice and guidance on planning and applying for planning permission is available on the Planning Portal.  You may also submit a Planning Application using the Planning Portal.

Applying for Planning Permission at Three Rivers

1.  Contact the Council to see if permission is required or for an informal discussion of your ideas - help us to help you by having some sketches of the proposed development and some idea of dimensions.

2.  Draw up plans - must be to scale and of a reasonable standard, so an architect or surveyor's help may be needed. We can supply details of a professional if needed although we cannot make a recommendation, details can also be found in the yellow pages.

3.  Submit plans and forms - four copies of each are required. The plans should show the following, as a minimum:

• Location Plan (1:1250 or 1:2500 Ordnance Survey Map can be supplied by the Council to private individuals for this purpose only - there is a charge).
• Block Plan (1:200 or 1:500 is ideal) showing the proposed development in relation to neighbouring properties.
• Elevations (all sides).
• Floor Plans (all floors).
• Sections may also be required in some cases.

The full validation checklist can be viewed on the Submit Applications page.

4.  The Council will acknowledge receipt of your application, and it should then be determined within eight weeks, although complex proposals may take longer.

• The plans will be available for public inspection in person during office hours at Three Rivers House, at local libraries and Parish Council offices.  They will also be available for all to view electronically via Public Access. 
• Any neighbours and other bodies who may be affected by the proposals will be consulted.
• The Planning Officer will visit the site and, where appropriate, negotiate with the applicant.
• The Planning Officer will put a report before the Development Control Committee (or the Chief Development Control Officer in the case of delegated decisions) with a recommendation for refusal, permission, or conditional permission. This will primarily be based on the policies and guidelines in the Local Plan and you or your agent should familiarise themselves with it.

After the Decision

If you are dissatisfied with the decision reached, an appeal may be lodged within six months on the following grounds:

1. Refusal of application.
2. Any condition(s) placed on the permission.
3. Failure to determine within eight weeks.
4. Any formal enforcement action

An appeal is heard by a independent body, the Planning Inspectorate who are based in Bristol

An appeal may be dealt with by informal hearing, Public Inquiry or written representations. The choice of which one depends on the level of public interest and the complexity of the issues.

The decision of the Planning Inspector is final - the case may only be taken to the High Court on a point of law.

More details on appeals can be viewed on the Planning Appeals page. 

NB: Consultees and third parties who object to a planning application may not appeal against granting permission, either by the Council or on appeal.