Middleton Cheney Parish Council's Role in Planning Applications

All planning applications related to Middleton Cheney are reviewed and discussed by the Parish Council, ensuring that local voices are heard in the planning process. Here's how this works:

Parish Council's Review Process

1. Meeting Schedule:
   The Parish Council holds meetings each month, where planning applications are a standing item on the agenda. This ensures timely discussion of any new or ongoing applications.
2. Agenda Publication:
   • The agenda for these meetings is published at least three days prior to the meeting, as required by law, to provide transparency and allow residents to review items of interest.
   • Meeting details, including dates and times, are available in the Council Calendar, which can typically be accessed through the Parish Council's website or noticeboards.
3. Community Involvement:
   • Residents are encouraged to attend meetings if they wish to express their views on planning applications.
   • The Parish Council considers local input, alongside planning policies, when formulating its responses.

Decision-Making Authority

While the Parish Council reviews and provides comments on all planning applications, it does not have the authority to make final decisions. Its role is advisory, offering input to the Unitary Council (in this case, West Northamptonshire Council) based on local knowledge and community concerns.

1. Delegated Powers:
   • The majority of smaller or routine applications (e.g., house extensions, minor changes) are decided by Development control officers under delegated powers.
   • This means that planning officers have the authority to approve or refuse applications without requiring a formal committee decision, provided they comply with planning policies.
2. Development Control Committee:
   • Larger or more complex applications (e.g., new housing developments or contentious proposals) are referred to the Development Control Committee of the Unitary Council.
   • This committee consists of elected councillors who make decisions during formal meetings, often considering input from the Parish Council and other stakeholders.

Why This Process Matters

• The Parish Council's role ensures that the unique character and needs of Middleton Cheney are considered in the wider planning process.
• While the final decision rests with the Unitary Council, the Parish Council's recommendations can influence outcomes, especially when backed by strong local engagement or when applications raise concerns about compliance with planning policies.

For further information on specific planning applications or the decision-making process, residents can consult the Parish Council website or contact the Planning Department of West Northamptonshire Council.

It must be understood that the PC's comments in response to a planning application can only be based on planning matters. Where possible the PC can quote polices in the Local Plan as these are the starting point for considering the merits of any application.

Objections should be clear, concise, relevant, and accurate to stand a chance of being accepted. Whilst the local planning authority must consider the representations of the PC this does not mean that an application will be decided in accordance with the views of the PC. In reaching a decision, the local planning authority is required to weigh up all issues associated with an application and comments made by the PC may have insufficient weight to enable the application to be determined in line with the wishes of the Parish.

Any comments or objections made must have a genuine material planning consideration and matter of relevance to the development.

Material Planning Considerations include: –

Layout, density.
Risk of flooding or pollution.
Overlooking and loss of privacy.
Overshadowing and loss light (daylight/sunlight).
Access and traffic generation (highway safety).
Local economy.
Design, appearance and materials.
Appearance, effects on street, specially designated area or building (e.g. conservation areas, listed buildings, ancient monuments, etc.).
Adequacy of parking.
Noise and smell. Landscape, contamination, loss of trees, etc.
Cumulative impact.
Past planning history or appeal decisions of the site.
Central government policy and guidance (National Planning Policy Framework, Planning Practice Guidance).

The following are NOT considered to be material considerations: –

History of applicant.
Loss of view.
Commercial competition.
Change from previous scheme.
Impact on property value.
Restrictive covenants.
Ownership of land, right of access.
Noise & disturbance from construction work.
Land & boundary disputes.
Land ownership.
Damage to property.
Private rights of way.
Deeds & covenants.
Private issues between neighbours.
Lots of objectors.

When the PC response is 'NO OBJECTION' or 'NO COMMENT' it is satisfied that all the above have been considered carefully and applied to the application under consideration so has no area for objection. However, the PC may make recommendations for planning conditions to be added to the application should the local authority grant approval.

Planning conditions will only be imposed by the local authority where they are: –

Necessary.
Relevant to planning and to the development to be permitted.
Enforceable.
Precise.
Reasonable in all other respects.

Planning Decisions.

Around 95% of all decisions on planning applications are decided by the planning authority case officers without being reported to a Planning Committee. Planning officers make a recommendation to the Principal Officer with delegated authority to make decisions. The case officer's recommendation may or may not be accepted and the decision is not made until the formal Notice of Decision is signed by the Principal Officer.

Alternatively, any member of the Planning Committee may request an application is determined by the Planning Committee prior to the consultation expiry of the application for the following reasons.

The application is:

• a major development.
• has an exceptional level of public interest.
• likely to raise in debate on planning issues.
• Where the applicant (or their spouse or partner) is an employee or a member of the Local Council.
• Where the decision would be significantly contrary to policy in the Local Plan.
• Where the Local Council is the applicant.

Parish objections where the officers are recommending permission does not include:

• domestic extensions.
• lawful development certificates.
• works to protected trees.

Based on the above the PC will, if required, request that an application be brought to committee anytime up to the point that the decision is agreed.