How do I know if my application will go to committee?

Ask case officer at 5-week mark (mid-consultation). Officer assesses objection count + scheme controversy + recommends to Head of DM whether delegated or committee. If committee likely, planner will tell you 1–2 weeks before next available meeting date.

Can I speak at planning committee?

Yes — most London boroughs allow applicant + objectors 2–3 minutes each. Speaking rights notified with committee agenda. Brief speech (rehearsed, clear) more effective than reading prepared text. Builderr's planning consultant attends + delivers speech for clients on request.

What happens if committee refuses?

Decision letter issued with reasons. Appeal via Planning Inspectorate (PINS) within 6 months — appeal types: written representations (free, 4–6 months); informal hearing; full inquiry. Success rates: written reps 30–40%; hearings 35–45%; inquiries 40–50%. Appeal cost: free for PD/householder; £1,000–£25,000+ for representation + expert evidence on commercial cases.

Delegated vs Planning Committee London 2026 | Builderr

Delegated Decision vs Planning Committee in London — What's the Difference?

~90% of London planning applications determined under delegated authority (planning officer + senior approval; no public meeting). 10% go to planning committee — applications attracting significant neighbour objections (typically 5+ representations), large-scale schemes (10+ dwellings), proposals departing from Local Plan policy, or where ward councillor calls in. Committee adds 4–8 weeks + public speaking opportunity.

Delegated authority — how it works

Each London borough has a Scheme of Delegation specifying which planning decisions can be made by planning officers (vs committee). Typical residential thresholds: householder applications (extensions, loft conversions, alterations) — delegated unless objections; small developments (1–9 dwellings) — delegated; larger residential — committee. Delegated applications determined by case officer + countersigned by Head of Development Management (or Director). Decision in writing only — no public meeting. Faster timeline: 6–10 weeks typical statutory 8-week period. Most Builderr projects (single-dwelling extensions/lofts/renovations) determined delegated.

When applications go to committee

Triggers vary by borough. Common: (1) significant neighbour objections — usually threshold 5+ representations or 1+ from ward councillor; (2) ward councillor calls in (any single councillor can require committee hearing in most boroughs); (3) application departs from adopted Local Plan policy (requires balancing exercise + public scrutiny); (4) major application (10+ dwellings, 1000m²+ commercial, sensitive sites); (5) heritage cases — Grade I or II* listed buildings; (6) Mayor of London call-in for strategic applications. Committee meeting in public; applicant + objectors can speak (typically 2–3 minutes each); committee members debate + vote. Decision binding subject to challenge via Judicial Review only.

Strategy + timeline impact

Committee adds 4–8 weeks to timeline (next available committee slot + report drafting). Outcome uncertainty higher — committee members may disagree with officer recommendation (~10–15% of committee items overturned vs officer report). Risk mitigation: pre-app + objector management + ward councillor engagement (briefing meeting before submission) reduces objection count + committee referral risk. Where committee likely: prepare for public speaking, brief friendly councillors, attend meeting in person. Builderr's planning consultant manages committee submissions including officer liaison + neighbour engagement + speaking notes for the day.