I want to search a planning application

Use Sevenoaks Public Access simple search, advanced search, weekly/monthly lists, property search or map search. Start with the reference number if you have one.

I need the planning applications map

Use map search when the land has no simple address, the application relates to a field, backland plot, village edge, TPO tree, Conservation Area site or neighbouring property.

I need PDFs, plans or drawings

Open the application record, then read documents such as location plans, elevations, reports, consultation responses, committee papers and decision notices.

I want to comment

Use written planning comments online, by email or by letter. Quote the reference and address, and focus on material planning considerations.

I want to apply

Use Planning Portal for online applications, or Sevenoaks paper/email route where relevant, then follow the correct Sevenoaks validation checklist.

I suspect a breach

Search history first. Then use Sevenoaks planning enforcement routes if works or use appear unauthorised, harmful or in breach of conditions.

Use map search when

• The site is described as land near, land adjacent to or rear of an address.
• The proposal affects a field, paddock, woodland, farm, village edge or backland plot.
• You are checking applications near Green Belt, Conservation Area or TPO constraints.
• The postcode covers several properties.
• You are monitoring applications around your home.
• The application is a tree works case, enforcement issue or site with vague address wording.

Map search tools to know

• Pan and zoom to the site before clicking a case.
• Use layers to view different application or case types.
• Use the timescale utility to control how far back the map displays data.
• Use saved rectangular or circular searches for ongoing notifications.
• Use measurement only as indicative, not as a formal planning drawing.
• Open the full case record from the map popup before relying on it.

Planning points Sevenoaks can consider

• Design, scale, height, siting and materials.
• Impact on Green Belt, National Landscape/AONB, rural character or settlement pattern.
• Conservation Area, listed building, locally listed building or historic setting harm.
• Privacy, outlook, daylight, noise and residential amenity.
• Traffic, access, visibility, parking and highway safety.
• Trees, TPOs, Ancient Woodland, ecology, BNG and biodiversity evidence.
• Flood risk, drainage, contamination and ground conditions.
• Planning policy conflict, including local plan and national policy issues.

Weak or non-planning points

• Loss of property value.
• Private boundary or land ownership disputes.
• Private covenants or lease issues.
• Personal comments about the applicant or neighbour.
• Anonymous or in-confidence comments.
• Social media messages or verbal comments.
• Speculation without reference to drawings, evidence or planning policy.

Online application route

• Check if planning permission is needed using Planning Portal tools.
• Check the correct Sevenoaks validation checklist before paying.
• Check planning fees and payment route.
• Check CIL liability and forms.
• Check BNG if the development is major or otherwise non-exempt.
• Submit through the Planning Portal where appropriate.

Paper, email and support route

• Download the correct Planning Portal form if using paper.
• Send completed forms and supporting information to Sevenoaks Development Management Service.
• Use planning.validation@sevenoaks.gov.uk for validation-related application submission support.
• Telephone 01732 227000 if you need council planning validation help.
• Do not submit checklists themselves with the application.
• Ensure you have rights to submit all copyrighted plans and documents.

National plan requirements to check

• Application form fully completed.
• Ownership certificate A, B, C or D.
• Correct planning fee.
• Site location plan at 1:1250 or 1:2500.
• Red land boundary and blue other owned land where required.
• North point, neighbour relationship and correct scale.
• Block plan at 1:200 or 1:500 with matching scale bar.
• Floor plans, elevations, roof plans and sections where relevant.

Local and technical triggers

• Air quality assessment for major development and other development over 1,000sqm.
• Arboricultural report where TPO, Conservation Area, veteran tree or Ancient Woodland triggers apply.
• Drainage statement for major development or non-mains drainage.
• Ecology report for relevant habitats, rural buildings, ponds, mature trees or designated areas.
• Fire statement for two or more dwellings or educational accommodation meeting height/storey triggers.
• Flood Risk Assessment for Flood Zone 2/3, large Flood Zone 1 sites or vulnerable uses affected by flooding.
• Heritage Statement where Conservation Area, listed building, registered park/garden or setting impact applies.
• Noise assessment for major development, sensitive sites, roads, railways, plant, air source heat pumps or condensers.

Biodiversity Net Gain

Sevenoaks states that the Government introduced a statutory 10% biodiversity net gain requirement for major development submitted on or after 12 February 2024 and for other non-exempt development from 2 April 2024.

• State whether the biodiversity gain condition applies.
• Provide pre-development biodiversity value and completed metric.
• Explain any earlier baseline date and degradation evidence.
• Identify irreplaceable habitat where relevant.
• Provide a scaled plan showing onsite habitat and north direction.
• Consider onsite gain first, then offsite gain or statutory credits.

Community Infrastructure Levy

CIL can apply to new homes, change of use to a dwelling, residential extensions/outbuildings, supermarkets, convenience stores and retail warehousing where the proposed floor space is 100 square metres or more.

• Submit the CIL Additional Information Requirements Form where development is CIL liable.
• Check the Sevenoaks CIL charging schedule and 2026 indexed rates.
• Submit a commencement notice at least one working day before work starts where required.
• Claim relief or exemption before development starts if eligible.
• Notify the charging authority within 14 days if a disqualifying event occurs.

Registration and decision timing

Sevenoaks says minor and small-scale applications are usually registered and acknowledged within five working days of receipt, while large or complex applications are usually registered within 10 working days. Most applications are usually decided within eight weeks, or 13 weeks for large or complex cases.

If the applicant appeals

Sevenoaks says comments received while the application was under consideration will be forwarded to the Planning Inspectorate if the applicant appeals, and users will be told if there is an opportunity to submit further comments.

Before reporting a breach

• Search the site address and nearby land on Public Access.
• Check approved plans, conditions and related cases.
• Record dates, photos, address and clear details of the alleged breach.
• Use the online breach reporting form for planning matters.
• Provide your name, address and contact details because anonymous complaints cannot be investigated.

Things enforcement may not investigate

• Boundary or land ownership disputes.
• Commercial vehicles parked on residential roads.
• Possible building works that have not started.
• Home business with minimal impact and residential use remaining primary.
• Touring caravan or motorhome on residential property.
• Clearing undergrowth unless Conservation Area or protected tree issues apply.
• Road safety matters better handled by Kent Highways or Kent Police.