Days to validate applications
6
The number of days quoted is indicative of when most applications are validated. Updated 4 August 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 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.
Increase in Statutory Planning Fees
Statutory planning fees will increase by 3.8% from 1 April 2026. Further information can be found Planning fees: annual indexation from 1 April.
Planning Descriptions - 'Retrospective', 'Retention' and 'Re-submission' of Requests
Following Planning Inspectorate Guidance and appeals, LPA's are no longer able to accept applications with 'retrospective', 'retention' or 're-submission' in their descriptions. This wording is not considered an act of development.
For more information please visit our planning applications descriptions web page.
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 to written representation appeals 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 will come into effect on 1 October 2026.
The levy will be charged on certain applications for works that result in:
10 or more new dwellings
30 or more new bedspaces in purpose-built student accommodation (PBSA)
This includes change of use to residential purposes. You can find more information on our Building Safety Levy webpage.
New additional service - Confirmation of potentially contaminated land
Unfortunately, there is currently no publicly available layer on our interactive mapping which provides information on contaminated land. This is because it is 3rd party data Cornwall Council is unable to publish. However, we understand that this is important information to have upfront prior to the submission of an application to avoid costly delays waiting for surveys.
You can now request this information by completing the additional service request form. A location plan and fee of £30 inclusive of VAT will be required. The Validation Team will respond within 10 working days if a potentially contaminated land layer has been triggered for the development area.
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
Waste Planning Guidance
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
You can 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
You can view our arrangements at: 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 also work in areas and 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 Technical 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:
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