Public consultation is a vital part of the planning system. It ensures that local communities, stakeholders, and interested parties are able to respond to applications that shape their built environment. The consultation process is guided by national legislation, local policy, and best practice principles. This article outlines the key considerations relating to public consultation on planning applications in England.
Legal and Policy Framework
The statutory framework for public consultation on planning applications in England is set out in the Town and Country Planning (Development Management Procedure) (England) Order 2015, alongside relevant sections of the Planning and Compulsory Purchase Act 2004 and National Planning Policy Framework 2014 (the Framework).
Under these regulations, Local Planning Authorities (LPAs) are required to publicise certain types of planning applications, usually through a site notice or neighbour notification letter, a notice in a local newspaper and/or online publication via the LPA website. Consultation periods typically last 21 days, during which time interested parties can submit representations. Whilst a wide range of comments are generally received – only those that are a material consideration to the planning process can validly be considered.
Who Should Be Consulted?
Consultation is not limited to neighbouring residents. Consultee also include statutory consultees (e.g. Environment Agency, Historic England, Natural England, highways authorities), parish or town councils, community groups and amenity societies and the general public (particularly those directly affected). The LPA is responsible for identifying all relevant consultees based on the nature, location, and potential impacts of the development.
Transparency and Accessibility
An effective consultation process must be transparent and accessible to all, including those with disabilities, limited internet access, or low planning literacy. Key considerations include publishing all relevant application documents online in a user-friendly format, using clear and jargon-free language, providing multiple channels for feedback (online forms, written submissions, in-person drop-ins where applicable (particularly with pre-submission community engagement)) and ensuring materials are available in alternative formats or languages, if required.
Timing and Engagement
Timing is critical. In order to assist with this consultations must be held early enough to influence decisions (or, pre-application, the proposals as they are submitted), long enough to allow proper consideration and response and sensitive to local context/timings avoiding holidays or busy periods where participation may be comparatively more limited.
While the statutory minimum is 21 days, LPAs may extend this where appropriate, especially for large-scale or complex developments. Beyond the minimum, developers are often encouraged (or required for major schemes) to undertake pre-application consultation, which can help address issues before submission and can reduce objections later.
Handling and Considering Responses
Once responses are received, LPAs must log and summarise all representations, consider the material planning considerations raised (e.g. traffic impact, loss of light, heritage concerns)
and disregard non-material objections (e.g. loss of property value, personal disputes, private matters (such as rights over land or covenants)).
All representations must be given due weight in decision-making, and the planning officer’s report should demonstrate how comments influenced the recommendation or were, at the very least, taken into account.
Use of Digital Tools and Innovation
Digital platforms are increasingly used to enhance public engagement, including online consultation portals, interactive maps and 3D visualisations and social media outreach.
While digital innovation offers greater reach, it must be complemented by non-digital methods to avoid excluding certain demographics.
Conclusion
Public consultation on planning applications is a cornerstone of democratic planning. To be effective, it must be inclusive, transparent, timely, and responsive. By ensuring communities have a genuine opportunity to influence planning decisions, the process helps to build trust within the wider planning system, reduce conflict, and deliver better outcomes for all interest and affected by the proposals.
Local planning authorities and developers alike must treat consultation not as a procedural formality, but as a meaningful dialogue with the people affected by development.