Planning Agents' Area

Days to validate applications

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:

Fees and additional services

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:

• the Cornwall Design Guide and
• Chief Officer's Advice Note on Good Design in Cornwall

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