Days to validate applications
10
The number of days quoted is indicative of when most applications are validated. Updated 7 July 2025.
* The DMPO defines 'working day' as 'a day which is not a Saturday, Sunday, Bank Holiday or other Public Holiday.' Any applications submitted on a non-working day or after 5pm on a working day will be classed as being received the next working day.
For information on the top 10 reasons why applications are invalid on receipt please visit the make a better application page.
Introduction
This area provides information to Planning Agents who regularly submit planning applications to Cornwall Council. If you think anything is missing or have any feedback please email: planning@cornwall.gov.uk
Officers are available by email and can pick up calls via MS Teams via 01872 322222. Officers will get back to you as soon as possible. Please can we ask that agents remain professional and courteous in their correspondence. Sometimes frustration is directed at officers unnecessarily.
Increased file limit
Following feedback, the Planning Portal has increased their file limit from 10mb to 25mb. This means you can now submit more of your documents through the Planning Portal.
Updated supplementary fee guidance document
The supplementary fee guidance document has been updated. There are various updates including revised fees from 1 April 2025.
Supplementary Fee Guidance Document
BNG exemptions - multiple exemptions
Planning have received a number of applications where multiple exemptions have been requested. In accordance with officer guidance, only one exemption can be applied per application.
Please also ensure justification why the exemption applies is included. This will help avoid delays.
Fees and charges document
The planning fees and charges document has been removed from the website. The document has been replaced with a series of web pages.
You can view our main fees and charges page here:
New validation requirement - Self or Custom Build Pro-forma
With immediate effect any applicant seeking to rely on the BNG exemption for self or custom build will be required to:
- complete a self-build or custom-build housing pro-forma; and
- include self or custom build in the description of development.
This will be a validation requirement.
The information provided will be used to confirm whether the proposed self-build or custom-build housing qualifies for exemption from the 10% Biodiversity Net Gain (BNG) requirement under the Environment Act 2021.
The information within the pro-forma should provide the necessary evidence, including project details and confirmation of its self-build or custom build status to support exemption during the planning process.
Please ensure that all sections are filled out accurately and in detail.
Planning application descriptions
When submitting an application the description must be accurate, clear and precise. Have a look at our guidance at:
Planning application descriptions
New proactive planning advice for major developments
We are excited to introduce a range of improved pre-application advice services
for major development proposals. Our improved Service will help guide you
through the planning process with consistent, clear, professional, and cost effective support.
Pre-application advice for major development proposals
Planning Appeals
If you submit a planning appeal, please remember to send a copy of the completed appeal form and any appeal statement/supporting documents to the Council at planningappeals@cornwall.gov.uk
For larger files/documents you can use Egress Forms. We do not accept 'We Transfer'.
Upcoming changes to written representation appeals
The Planning Inspectorate announced proposed changes on 25 June. You can find out more and what this means for appellants, the LPA and interest parties on our Planning Appeals webpage.
Waste Planning Guidance
All new domestic property or housing development needs to take into consideration
- how individual households store their waste, and
- how this waste will be collected from individual properties
The Council has developed a waste guidance checklist document for planners and developers. This is linked to Cornwall Council’s Design Guide. Applications will be reviewed to understand how proposals meet these new standards.
Development in the River Camel Special Area of Conservation
We have updated our web area for phosphates. You can now find all our nutrient neutrality information from the Nutrient Neutrality in Cornwall page.
Designing in quality from the start
Boost your chances of planning permission as well as kerb appeal by following:
This guidance is a material consideration in determining planning applications. Take a look at more information and guidance on our Design webpages.
Policy on accepting amendments to planning applications
Please note we have updated our policy on accepting amendments. You can view the new arrangements using this link: Revisions and amendments to planning applications
Chief Planner newsletters
You can view newsletters using this link: Chief Planner letters
Planning Agents Forums
We offer events for planning agents and developers submitting applications in Cornwall. You can find more information on events and resources on our Planning Agents Forum webpage.
We send out invitations direct to our subscribed agents. If you wish to get information and invitations on events for agents, please contact us at positiveplanning@cornwall.gov.uk.
Saved Policies
You can now access saved policies and maps using this link: Saved Policies
Area Team Planning
Planning case officers work in an area team structure of 8 area teams. Find out more about the area planning teams.
Enforcement officers work in areas in a similar way to that of the area teams. This team also deal with trees and minerals and waste.
A separate Appeals team of specialist officers deal with all appeal work.
Registration and validation are carried out in our Cornwall-wide Development Support team.
Other advice and guidance
You can find other guidance pages under the Planning advice and guidance area. In addition to those signposted, there are:
- Article 4s
- Constraints on development
- Design and access statements
- Discharging planning conditions
- How planning applications are decided
- Notification and publicity
- Role of the divisional ward member in planning
- Solar panels and planning permission
The Additional Development Guidance page contains guidance on:
- Class Q
- Annexes
- Use classes
- Guidance on water supplies for firefighting and access for fire appliances.
Planning News for Local Councils and Agents
Planning News for Local Councils and Agents is published quarterly. This is our newsletter specifically aimed at planning agents. You can find the latest edition using this link: Planning News