The Planning Process

How does the planning process work at Wychavon Town?

This page provides an overview of how the planning process works for Wychavon Town. It is intended to help residents, businesses, and other stakeholders understand the key stages involved in planning decisions and when opportunities for public consultation take place.

Environmental Impact Assessment (EIA) Regulations

Because of the scale and nature of some development, proposals may need to be considered under the Environmental Impact Assessment (EIA) Regulations. These regulations ensure that the potential environmental effects of a proposal are properly understood before planning decisions are made.

An EIA is not required for every development. However, given the scale of Wychavon Town, it is expected that the EIA Regulations are likely to apply to most planning applications.

The regulations require developers and the local planning authority (LPA) to:

• Identify possible impacts on the environment, such as traffic, landscape, wildlife, noise, air quality, and flood risk
• Consider ways to avoid, reduce, or manage those impacts
• Ensure environmental effects are considered alongside planning, design, and community factors

Where development is subject to the EIA Regulations, information about potential environmental effects will be made publicly available. This allows communities and stakeholders to understand the likely impacts of proposals and to provide comments that can be taken into account as part of the planning decision‑making process.

The EIA process follows a number of key steps, which are outlined below.

Screening

Screening is often the first formal step for larger developments. It determines whether a proposal requires an Environmental Impact Assessment under the regulations.

The screening opinion confirms:

• Whether the proposal is EIA development
• What level of environmental information is required

It is not compulsory for developers to request a screening opinion from the LPA. In some cases, a developer may choose to proceed with an application under the EIA Regulations without first seeking a screening opinion.

Screening does not grant planning permission. It provides early clarity about the information that will be needed to support a future planning application.

Public involvement

Screening is an early technical stage and does not involve public consultation. However, the outcome helps determine what environmental information will be provided later, which will be available for public review as part of a planning application.

Scoping

Where an EIA is required, scoping is the next stage.

Scoping identifies:

• Which environmental topics need to be assessed
• The level of detail required for each topic
• Any specific issues the planning authority wants to be considered

This helps focus the assessment on the most important environmental effects, ensures relevant issues are addressed, and avoids unnecessary work. The outcome of scoping guides the preparation of the Environmental Statement that supports a planning application.

Like screening, scoping does not grant planning permission. It sets out the type and level of information required for a future application.

Public involvement

Scoping is primarily an engagement exercise between the developer and the LPA. The scoping process helps identify the environmental topics that will be assessed and later shared publicly as part of a planning application. Comments can be made on the topics to be assessed and the reasons for their inclusion, in line with the EIA Regulations.

Pre application advice

Pre application discussions between the developer and the LPA take place before a planning application is submitted. While not a statutory requirement, these discussions are strongly encouraged.
Pre application advice helps developers understand planning policies, site constraints, and information requirements at an early stage, which can lead to better quality proposals and smoother decision making.
Pre application discussions may take place before or alongside EIA screening and scoping.

Public involvement

Pre application discussions are confidential and do not involve public consultation. However, developers may choose to undertake early engagement with the local community at this stage. Formal opportunities for public consultation occur once a planning application is submitted.

Types of planning application

There are two main routes for submitting a planning application:

Full planning application

A full planning application is a single‑stage application where all planning matters are considered at the same time.

A full application normally includes:

• Detailed drawings and plans
• Site layout and appearance
• Scale and design of buildings
• Landscaping proposals
• Access arrangements
• Supporting technical reports (such as highways, drainage, ecology, and design statements)

If approved, a full planning application grants permission for:

• The principle of development, and
• The full detailed design

Development can then begin, subject to the discharge of planning conditions.

Public consultation

Full planning applications are subject to statutory public consultation. This gives residents, local organisations, and other interested parties an opportunity to view proposals and submit comments. All representations received are taken into account when the application is determined.

Outline planning application and Reserved Matters

As an alternative, developers may submit an outline planning application followed by one or more Reserved Matters applications.

Outline planning application

An outline planning application is used to establish whether a development is acceptable in principle.

At this stage, the planning authority considers:

• The proposed use of the land
• The general scale of development
• Site access
• Key planning and environmental issues

Outline permission does not approve detailed designs. It confirms that the overall concept of development is acceptable.

Public consultation

Outline planning applications are subject to public consultation in the same way as full applications. The public can comment on the principle of development, its scale, access arrangements, and key planning and environmental issues.

Reserved Matters

Once outline planning permission has been granted, Reserved Matters applications are required to approve the detailed design of development.

Reserved Matters usually include:

• Appearance (design and materials)
• Layout and scale
• Landscaping
• Detailed access arrangements

All required Reserved Matters must be approved before development can begin.

Public consultation

Reserved Matters applications are also subject to public consultation, allowing the public to comment on the detailed design before final approval is granted

Discharge of planning conditions

Planning permissions are normally granted with conditions that must be met before, during, or after development.

Conditions commonly relate to:

• Environmental mitigation measures
• Landscaping and ecology
• Drainage and flood risk
• Construction management

An application to discharge planning conditions provides evidence that these requirements have been met and allows development to proceed in line with the permission.

Public involvement

Applications to discharge planning conditions are not normally subject to public consultation. These applications focus on confirming compliance with approved requirements and technical standards.