Days to validate applications
7
The number of days quoted is indicative of when most applications are validated. Updated 11 November 2026.
* 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.
New Network Rail guidance for development and planning near the railway
Network Rail has published guidance for developers, planning consultants and local planning authorities on how development proposals can affect railway level crossings. The guidance explains:
when engagement with Network Rail may be required;
the information that may need to be provided as part of a planning application; and
potential mitigation measures that may be necessary where development could increase level crossing risk.
The document is intended to help applicants:
identify level crossing considerations at an early stage;
reducing the risk of delays during the planning process; and
providing greater certainty regarding information requirements.
Applicants are encouraged to review the guidance prior to submission and engage with Network Rail at the earliest stage of site promotion and scheme design.
A guide to working with Great British Railways on Town Planning and level crossings matters
Network Rail Asset Protection Headline Planning and Development Considerations
Planning fee changes - 8 December 2026
Government have confirmed planning fee changes which will come into effect on 8 December 2026.
The amendments can be viewed here:
Payment of £10,000 or more
The majority of planning related payments are made online. This may be for example when submitting an application via an online platform and a planning application fee is required. This process remains unchanged and payments should continue in this way.
However on occasion other payments are required, examples include:
additional planning payment is required
an application was submitted hard copy
to pay for a service we provide such as pre-application advice
payments secured by a legal agreement such as a S111 agreement
If the payment required is £10,000 or more, this can no longer be made:
Online via the pay-it system
Over the phone
Online as part of submitting an online form
These payments will now need to be made via BACS. Please email planning@cornwall.gov.uk to request our BACS details. You will need to include:
what they payment is for; and
how much the payment is for.
A member of then team will then send you our BACS details as a PDF attached to an email.
Once payment is made please notify planning@cornwall.gov.uk . The email you receive with the BACS details will set out the information you need to provide.
New Planning Constraint Checking Tool Launched
A new planning constraint checking tool is now live and available on the constraints on development web page.
This tool enables you to:
Plot the site on the interactive map
View constraints relevant to the planning process
Produce a report of relevant constraints
Update to Biodiversity Net Gain Exemptions
From 6 August 2026, BNG does not apply to planning applications for developments where the site area within the red line boundary is 0.2 hectares or below. The self build or custom build exemption will no longer apply for new planning applications after 6 August. Also, BNG will not apply to short-term developments if the whole development is temporary or planning permission is granted for 5 years or less.
Please note: the changes only apply to new applications for planning permission received from 6 August. Planning permissions and applications for permission already submitted will continue to be subject to existing BNG legislation as set out in Explanatory Memorandum 2026 790.
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'.
Changes to written representation appeals started from 1 April 2026 and 1 June 2026. You can find out more and what this means for appellants, the LPA and interested parties on our Planning Appeals webpage.
Use of Artificial Intelligence
The Planning Inspectorate has issued guidance on how artificial intelligence (AI) can be used in appeals, applications or examinations. The guidance explains:
when you must declare that you used AI
what details to include in an AI disclosure statement, and
what responsibilities you have when submitting AI-assisted material.
You can read the full guidance at: Use of AI in casework evidence
Air pollution and development
On 16 October 2025 Natural England published new standing advice on air pollution and development. The advice is a ‘material consideration’ when making decisions on planning applications. It must therefore be taken into account.
Although this advice is provided by Natural England, as a statutory consultee, to local planning authorities, it is essential that:
planning agents
developers, and
their consultants
review the advice before submitting a planning application.
The advice applies to planning applications that could affect air quality on protected sites:
Sites of Special Scientific Interest (SSSIs)
Habitats sites (SPAs, SACs, Ramsar sites, and compensatory sites)
These areas may be viewed via the Council's Interactive Mapping.
The advice applies to the following types of development emitting pollutants such as ammonia (NH₃), nitrogen oxides (NOx), nitrogen/acid deposition, and sulphur dioxide (SO₂).
Agricultural: such as slurry stores, animal housing, herd/flock increases
Industrial: such as anaerobic digesters, factories, biomass plants
Traffic-generating: such as residential, mixed-use, commercial, transport-related proposal
For proposals which would:
result in a likely significant effect (on a habitats site) or
likely to have an adverse effect (on an SSSI)
you will need to complete a detailed air quality assessment. This includes a mitigation plan with evidence and calculations.
The mitigation measures must be:
achievable, proportionate and verifiable,
supported by evidence showing emissions reduced below harmful levels
quantifiable over the lifetime of the project
We will be updating our validation guide to reflect the above.
Building Safety Levy advance notice
The Building Safety Levy (BSL) is a charge that developers must pay on certain building control applications and notices. The levy came into effect on 1 October 2026. You can find more information on our Building Safety Levy webpage.
New national standards for sustainable drainage systems (SuDS)
The Government has released a new set of non-statutory national standards for sustainable drainage systems (SuDS). They should align with the National Planning Policy Framework and Planning Practice Guidance. Cornwall Council has created an advice note on the new guidance.
New proactive planning advice for major developments
Our improved pre-application advice Service will help guide you
through the planning process with consistent, clear, professional, and cost effective support.
Pre-application advice for major development proposals
Policy on accepting amendments to planning applications
You can view our arrangements at: Revisions and amendments to planning applications
Planning News for Agents
Planning News for Agents is published quarterly. This is our newsletter specifically aimed at planning agents. Simpler format, better targeted content for you. You can find the latest edition using this link: Planning News
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 area planning teams covering 8 areas. Find out more about the Local Planning Authority teams at Contacts - team info
Other advice and guidance
You can find other guidance pages under the Planning advice and guidance area. In addition to those signposted, there are:
The Additional Development Guidance page contains guidance on:
Class Q
Annexes
Use classes
Guidance on water supplies for firefighting and access for fire appliances.