Submit a planning application

Submit a planning application online

You can submit your planning application online by registering with the Planning Portal:

• Apply for planning permission via Planning Portal 

Benefits of applying online

More than 60% of all planning applications are now made online.

• It's quick, easy to use and available 24/7.
• Complete your application form, upload supporting documents and pay for your fees all in one place.
• Work on your applications in draft before submission.
• Receive immediate delivery and acknowledgement of your application.
• Save on postage and printing costs.
• Have an online record of your completed applications.

What do you need to submit with your application?

General advice about what to submit with your application can be found on the Planning Portal website. In addition, we've also set out some specific documentation which will be required for applications submitted in the County Durham area in our Planning Application Validation Checklist (PDF, 532 KB). 

Nutrient Neutrality

In March 2022 the Government's advisor on the natural environment, Natural England, advised us that parts of the south of the county (that sit within the River Tees catchment area), have been subject to a 'Nutrient Neutrality' notification (see Local Government Association: Nutrient Neutrality and the planning system). Within County Durham the Teesmouth and Cleveland Coast Special Protection Area (SPA)/Ramsar is now considered to be in unfavourable condition due to nutrient enrichment, and in particular with reference to nitrates.

This has major implications on our ability to determine certain forms of planning application in this area, including housing and overnight accommodation proposals. Before making an application which you feel may have Nutrient Neutrality implications, you are advised to ask for appropriate advice. We are unable to determine an application without full consideration of this matter.

Under the Conservation of Natural Habitats and Species Regulations 2017, those planning authorities falling within the catchment area of the designated sites as identified by Natural England as currently in unfavourable condition due to nutrient overload, must undertake a Habitat Regulations Assessment (HRA) for all development which is likely to cause additional nutrient loading into the catchment. New proposals will only be approved where they will not cause additional pollution (in other words, they will have a neutral impact on nutrient levels). Such proposals are likely to require measures to mitigate nutrient outputs, for example:

• building additional mitigation into their plans onsite
• purchasing nutrient credits via a nutrient trading scheme (where other landowners in the catchment have taken action to reduce their nutrient load), or buying credits through Gov.uk: Natural England’s nutrient mitigation scheme for developers

Nutrient neutrality provides a mechanism by which development that would otherwise be prohibited on the grounds of nutrient pollution may be given consent if mitigation is put in place. Using nutrient neutrality, developers only pay for mitigation required to counteract nutrients generated by their development.

Nutrient budget calculator

You will be required to submit a copy of your completed nutrient budget calculator to support an application for affected development. You will also be required to submit a report providing evidence on how your development will achieve no increase in nitrogen discharge into the catchment including confirmation of any off-site mitigation secured.

A revised nutrient neutrality budget calculator was released by Natural England for the Tees Catchment on 26 January 2024. The calculator was updated following the publication of the Gov.uk: Notice of Designation of Sensitive Catchment Areas 2024 which designated the Tees Catchment as a sensitive area for nitrogen under the Water Industry Act (1991). This means that in designated catchments, water companies have a duty to ensure wastewater treatment works serving a population equivalent over 2,000 meet specified nutrient removal standards by 1 April 2030. Competent authorities (including local planning authorities) considering planning proposals for development draining via a sewer to a wastewater treatment works subject to the upgrade duty are required to consider that the nutrient pollution standard will be met by the upgrade date for the purposes of Habitats Regulations Assessments. The calculator has been updated to account for this.

In using the calculator the following inputs should be taken account of within County Durham:

• The Tees Catchment Area Planning Authorities commissioned a report to investigate the likely occupancy rate of new dwellings in the affected area. The conclusions of the report in relation to the area affected in County Durham suggested a lower figure than the national figure used in the Natural England published nutrient budget calculator. The figure for residential applications in County Durham to be used in the calculator is 1.38 rather than the 2.4 national figure. 
• We have investigated the likely occupancy rates of new visitor accommodation, taking into account accommodation will not be occupied all year round, and therefore the impact from wastewater on the protected sites will be reduced. The figure for visitor accommodation applications in County Durham to be used in the calculator is 1.72 rather than the 2.4 national figure. The figure is based on Visit County Durham data on average occupancy rates and was subject to consultation with Natural England. It will be reviewed annually when updated occupancy data is available.

You may also wish to look at ways in which your development could reduce the water usage lower than the 120 litres per person per day which is used in the calculator. Lower water usage rates should be evidenced appropriately and submitted with your completed budget calculator.

Help and further information

For further information or assistance in the submission of applications, please Contact Planning.