New planning rules change who decides applications affecting Stone

New national planning rules have come into force, changing which development applications can be decided by elected councillors and which must be handled by professional planning officers.

The changes took effect on Saturday 31 October 2026 and apply to Stafford Borough Council, which is responsible for deciding most planning applications in Stone.

Residents can still support or object to applications, but the new rules place tighter restrictions on when proposals can be brought before the council’s Planning Committee.

What’s changed?

Previously, councils had their own arrangements for deciding which planning applications went before elected councillors and which could be determined by planning officers.

Councillors could also request that certain applications be brought before the Planning Committee, a process commonly known as a ‘call-in’.

The government has now introduced a National Scheme of Delegation, setting out consistent rules across England.

Under the new system, decisions by planning officers are the default. Applications are divided into two main categories, known as Schedule 1 and Schedule 2.

Which applications must be decided by officers?

Schedule 1 covers applications that must normally be determined by planning officers rather than elected councillors.

These include:

• Householder developments, such as extensions to existing homes.
• Minor commercial developments.
• Housing proposals for up to nine homes on sites smaller than 0.5 hectares.
• Certain applications relating to planning conditions and technical approvals.

Even if a proposal attracts considerable public opposition, applications falling into this category cannot ordinarily be referred to the Planning Committee.

There are limited exceptions, including certain applications in which the council or its members or officers have an interest.

Can major developments still go before councillors?

Yes, but there are now stricter rules governing when that can happen.

Schedule 2 covers other applications, including larger housing and commercial developments.

These applications will normally be decided by officers but may be referred to the Planning Committee if they meet what the government calls the ‘Gateway Test’.

For an application to qualify, it must raise either:

• An economic, social or environmental issue of significance to the local area.
• A significant planning matter, taking account of planning policies and other relevant considerations.

The nominated senior planning officer and nominated councillor, normally the chair of the Planning Committee, must agree that the application should be referred.

If they cannot agree, the application remains with planning officers for a decision.

This means a major housing development or commercial proposal in Stone could still be considered by elected councillors, but its size or the level of opposition does not automatically guarantee a committee hearing.

What about the 500-home threshold?

Stafford Borough Council has specifically clarified one aspect of the changes that could otherwise cause confusion.

A threshold of 500 homes applies to certain ‘reserved matters’ applications. These are applications dealing with detailed aspects of a development after outline planning permission has already been granted.

Reserved matters applications linked to outline permissions for fewer than 500 homes are generally decided by officers under Schedule 1.

However, this does not mean an initial outline application for fewer than 500 homes is automatically prevented from going before councillors.

Larger outline applications can still qualify for committee consideration if they meet the relevant requirements.

What happens to councillor call-ins?

One of the most substantial changes is the removal of the previous local arrangements allowing ward councillors to require applications to be considered by the Planning Committee.

Under the new national rules, councillors cannot use those arrangements to override the restrictions on committee referrals.

Councillors can still make representations about planning applications and raise issues on behalf of residents.

However, asking a ward councillor to call in an application will no longer provide the same route to a committee decision.

Can residents still object to planning applications?

Yes. The new arrangements change who makes certain decisions, not residents’ ability to comment on proposals.

Stafford Borough Council has confirmed that it will continue to advertise applications and consult neighbours, statutory bodies and other interested parties where required.

Residents can still submit objections, letters of support or other comments during the consultation period.

Planning officers must consider relevant planning matters raised through consultation when assessing an application.

That could include concerns about road safety, traffic, drainage, flooding, the impact on neighbouring properties or whether a proposal complies with planning policy.

Importantly, planning decisions are not determined simply by counting how many people object or support an application.

A proposal receiving numerous objections will not automatically be sent to committee under the new system.

When officers make a decision, their reports and the reasons for the decision remain publicly accessible.

Why has the government made these changes?

The government says the national scheme is intended to make planning decisions more consistent and allow committees to concentrate on proposals involving significant local issues.

Ministers also believe the changes will make the planning process more efficient and help speed up development.

However, the reforms have attracted criticism from councillors concerned about the reduced role of elected representatives and fewer opportunities for applications to be debated in public.

What does this mean for Stone?

For most housing, retail and other commercial developments in Stone, Stafford Borough Council remains the planning authority responsible for assessing applications and making decisions.

Stone Town Council can continue to comment on proposals as a consultee, while Staffordshire County Council has separate planning responsibilities for matters including minerals, waste and its own developments.

The new rules mean that whether a development goes before Stafford Borough Council’s Planning Committee will depend on the national criteria, rather than the previous local call-in arrangements.

Residents who want their views taken into account should continue to submit formal planning comments, explaining the planning reasons for their support or opposition.

Applications, supporting documents, consultation responses and decisions can be found through Stafford Borough Council’s Planning Public Access system.

The council has also published its own explanation of the new National Scheme of Delegation.

For residents who want to understand the difference between an early developer consultation and a formal planning application, our earlier guide explains how residents can have their say on new developments in Stone.