Validation
We first check if we have all the information required and the correct fee.
If all is in order, the application is valid and will be registered. If not, we will ask you to supply further information prior to registration.
We aim to complete the validation process within 5 working days of receipt of the application.
We will acknowledge your application when we register it.
Publicity
We will publicise the application by:
- placing details on this website
- adding it to the register of planning applications available for inspection at the Town Hall
- making copies available for inspection during office hours at the Town hall and at Bourne Hall
- writing to adjoining owners
- asking the applicant to display a site notice at the site
- advertising certain types of major application in the local newspaper.
Making Comments
Find out how to comment
Consultation
We will consult with other agencies. Depending on the type of proposal this could include:
- Surrey County Council
- The Environment Agency
- English Heritage
- Council specialists.
Site visit
We will always carry out a site visit to help us assess the impact of a development on its surroundings and acceptability in policy terms.
Making a decision
A recommendation will be formulated by the case officer taking account of relevant considerations.
The recommendation may be to approve the proposal (normally subject to conditions) or to refuse it.
The recommendation will be reviewed at a senior level before a decision is issued.
The Council aims to determine straightforward applications within 8 weeks of validation and more complex applications within 13 weeks.
All applications are considered on their merits having regard to relevant comments from consultees, site inspection findings and local, regional and national planning policy guidance.
The Council is required to assess the planning issues relevant to the proposal. This table gives examples of matters that can or cannot be taken account of.
Planning matters include: |
Planning matters do not include: |
| National, regional and local policies |
Perceived impact on property values |
| Impact on the character and landscape of an area |
Loss of view |
| Overshadowing |
Competition between traders |
| Loss of privacy |
Possible damage caused by building work |
| Noise and disturbance arising from the proposal |
Restrictive covenants |
| Traffic generation and access |
Boundary or other legal disputes |
Planning Committee
About 10% of planning decisions are referred to the Planning Committee for a decision. They include proposals that:
run counter to established policy which the officers consider should be approved
- involve significant development in the green belt
- involve major development
- are submitted by, or on behalf of, Epsom & Ewell Borough Council
- are submitted by, or on behalf of, a Councillor or former Councillor, employee or former employee of the Council or the spouse or partner of any such person
- are considered controversial
- a Borough Councillor specifically requests that a case is considered by Committee.
After the decision is made
We will write to the applicant informing them of the decision and any conditions that apply. Other interested parties can find out about decisions online.
Unless the decision letter says otherwise, the applicant must start the development within a period of 3 years otherwise permission will lapse. There may be conditions that require the submission and approval of details before works start on site.
If outline permission has been granted the applicant must submit a further application for the approval of reserved matter before works start. This must be done within 2 years of the original approval. Most development will also require approval under building regulations.
Applicants wishing to modify the proposal for any reason after planning permission has been granted must always check to see if a further planning application is necessary. Failure to comply with this requirement could result in enforcement action.