Dorset Council Planning Applications Search, Fees & Permission Guide

Search an existing application

Use Dorset’s planning application search and comment service to find the register record, documents, comments, decisions and application progress.

Check if permission is needed

Use Dorset’s householder or non-householder permission enquiry route, Planning Portal guidance, site constraints and planning history before starting work.

Check planning policy

Use adopted local plans, neighbourhood plans, supplementary planning documents and Dorset Local Plan updates to understand the decision framework.

Estimate application fees

Use the Planning Portal fee calculator for national application fees, then check Dorset service charges, invalid charges and pre-application fees.

Prepare validation documents

Use Dorset’s validation checklist and requirements matrix before upload, especially for BNG, ecology, flood, heritage, trees and CIL triggers.

Report a breach

Search planning history first, then report unauthorised building, use, listed building work, protected tree work, adverts or condition breaches.

Search existing permissions

Use the planning register to search past and current applications for the property. Check approvals, refusals, appeals, condition discharges and amendments.

Check if new work needs permission

Dorset explains that permitted development is subject to conditions and limitations. If the proposal fails those limits, you may need planning permission.

Use a Lawful Development Certificate

Use a certificate where you need formal proof that existing or proposed works are lawful, especially for sale, finance, enforcement or future disputes.

Check constraints early

Use Dorset Explorer to check conservation, AONB/National Landscape, flood, minerals, habitat and other planning layers before design is fixed.

Do not rely only on map layers for TPOs

Dorset’s application guidance says to contact the Tree Team to check Tree Preservation Orders. Do this before tree work or excavation near trees.

Use maps as a starting point

Dorset Explorer helps identify risk, but it is not legal or professional advice and does not replace surveys, reports or formal permission checks.

Planning points Dorset can consider

• Overlooking and loss of privacy.
• Loss of light or overshadowing.
• Layout and density of buildings.
• Design, appearance and materials.
• Effect on listed buildings and conservation areas.
• Nature conservation and loss of trees.
• Road safety, access, car parking and traffic generation.
• Flood risk, noise, disturbance and odour.
• Central government policy, SPDs and previous decisions or appeal decisions.

Issues Dorset says it cannot consider

• Loss of a private view.
• Effect on property values.
• Restrictive covenants and private property rights.
• Unfair competition.
• The level of profit a developer might make.
• Developer motives, record or reputation.
• Speculation over future use.
• Personal circumstances of the applicant in most cases.

Core validation items

• Correct fully completed national application form.
• Correct planning application fee.
• Necessary existing and proposed plans.
• Required supporting documentation, surveys and reports.
• Location plan with red line where required.
• Ownership certificate and agricultural declaration where relevant.
• Biodiversity checklist and required ecology/BNG information.

Common Dorset local-list triggers

• Design and Access Statement for major, designated-area and listed building triggers.
• CIL forms where CIL liability may apply.
• Ecological surveys, protected species and habitat reports.
• Biodiversity Net Gain statement, metric and habitat information.
• Flood risk, sequential test and drainage/SuDS information.
• Heritage statement for listed buildings, conservation areas and archaeology.
• Landscape, visual impact and National Landscape assessment where relevant.

When DBAP can apply

The Dorset Biodiversity Appraisal Protocol applies to development sites of 0.1ha or greater, known protected species or important habitats/features, or likely biodiversity impact. The biodiversity checklist helps indicate what is needed.

• Complete the biodiversity checklist.
• Check whether ecological information is required.
• Confirm whether the proposal is within DBAP scope.
• Ask your ecologist to submit ecology information to Dorset’s Natural Environment Team where needed.
• Submit the NET Certificate of Approval and certified ecology files to the planning team before decision where applicable.

Common ecology triggers

• Demolition or roof works.
• Barn conversions.
• Listed building alterations.
• Development on or near designated wildlife sites.
• Sites of 0.1ha or greater.
• Works affecting hedgerows, ponds, trees, habitat or protected species.
• Major or minor development where BNG applies.

National Landscapes / AONBs

Dorset has two AONBs/National Landscapes covering a large share of the county. Landscape impact can drive design, LVIA and refusal risk.

Listed buildings and conservation areas

Works affecting listed buildings, conservation areas, historic villages or archaeological settings may need heritage statements and detailed specifications.

Flood, coast and drainage

Dorset validation guidance points applicants to Environment Agency and Dorset Explorer flood information, including river/coastal, surface water and groundwater risk.

Trees, hedgerows and habitats

Tree surveys, TPO checks, protected species and ecology reports can be needed before validation or decision.

Minerals and waste

Minerals and waste proposals use separate forms and policy routes. Mineral safeguarding can also affect ordinary development sites.

Public rights of way

Planning permission does not automatically close or move a public footpath, bridleway or byway. A separate legal process may be needed.

What Dorset pre-app advice can help with

• How planning policies apply to the proposal.
• Whether specialist input is needed for listed buildings, trees, highways, ecology or BNG.
• Changes that could reduce refusal risk.
• Whether the proposal appears unacceptable before a full application fee is paid.
• Which documents may be needed for validation.

What to prepare for pre-app

• Completed online pre-application form.
• Full proposal description and site history.
• Location plan with red-line site boundary.
• Plans showing floor space or enlargement.
• Elevations, sections, photos, sketches or measurements.
• Draft reports for complex schemes where available.

Issues Dorset can investigate

• Building works without required permission.
• Unauthorised use of land or buildings.
• Works to listed buildings.
• Works to protected trees.
• Unauthorised advertisements.
• Waste disposal, quarry or mine planning issues.
• Development not meeting planning conditions.

Evidence to collect

• Exact address or map location.
• Planning reference if related to an application.
• What changed and when it started.
• Photos from a lawful public or own viewpoint.
• Whether the activity is continuing.
• Which condition or planning control may be breached.

No result for an application

• Search by reference only.
• Try address without house name or punctuation.
• Search parish or village rather than postcode.
• Try proposal keywords such as “barn”, “solar”, “extension” or “holiday”.
• Check whether the site falls under a different authority area.

Cannot find the fee

• Use the Planning Portal fee calculator for the application fee.
• Check Dorset pre-application fees separately.
• Check Dorset invalid charges before submitting incomplete files.
• Remember Planning Portal service charge may apply.

Unsure which policy applies

• Check the adopted local plan map.
• Check the former council area plan.
• Check made neighbourhood plans.
• Check SPDs and emerging Local Plan updates separately.

Validation keeps failing

• Use the validation checklist and requirements matrix.
• Check Dorset Explorer constraints again.
• Ask whether DBAP, BNG, CIL, flood, heritage or tree reports are triggered.
• Use validation advice surgery where suitable.