Planning permission granted for new Lidl store in Edinburgh
8 October 2024
Insights
A guide to Pre-Application Community Consultation
22 August 2024
In Northern Ireland, for all projects classed as ‘Major’ or ‘Regionally Significant’ within the Hierarchy of Development, there is a statutory requirement for applicants to undertake a period of pre-application community consultation (PACC) in advance of the submission of a planning application. During the PACC process, applicants engage with local communities and key stakeholders to gather feedback on their proposals, which can then be considered before the submission of a planning application. This helps to strengthen the involvement of the local community and therefore helps to improve the effectiveness of the planning system as the application will reflect local views and opinions.
Although the information below describes what is involved in the PACC process as it exists in Northern Ireland, for the reasons listed above, conducting a process of community consultation and stakeholder engagement prior to the submission of a planning application is universal best practice – regardless of whether or not there is a statutory requirement to do so in the jurisdiction where a proposed development is located.
What does the PACC process involve?
PAD: Local Councils as planning authorities offer a pre-application discussion (PAD) service, which offers the opportunity to speak with a planning officer and discuss proposals, for a fee. These early discussions are beneficial as they aid the processing of planning applications by highlighting any technical or planning policy issues with the proposal. This service is not a statutory requirement for applicants, however there are many benefits of engaging in PAD’s. These discussions open lines of communication with the Council’s Planning Department and can help improve the quality of the proposal, reducing the overall time taken to determine the application.
PAN: The PACC process commences with the submission of a proposal of application notice (PAN) form to the relevant council. This form will provide some detail on the proposal as well as an overview of the proposed consultation activities to be taken forward as part of the PACC process. The relevant council is required to respond within 21 days to confirm the acceptance of the PAN form.
Consultation: A consultation on the proposals should be carried out in line with information supplied in the PAN form. The statutory minimum requirements for PACC are:
- That at least one public event is held in a local venue, where members of the public are offered the opportunity to make comments and provide feedback to the applicant on the proposals
- That details of the proposal and consultation are published in a local newspaper at least seven days prior to the event being held
In addition to the statutory minimum requirements outlined above, most councils require the following additional consultation to be carried out:
- That the PAN form be sent to councillors representing the District Electoral Area (DEA) in which the proposed development is situated
- That leaflets providing details of the consultation are circulated to properties surrounding the proposed development
PACC Report: A PACC Report should be drafted following the completion of the consultation process to confirm that the consultation was done in accordance with statutory minimum requirements. The report should set out what steps were taken to comply with the statutory requirements and the requirements of the planning authority. Also included in the report should be a copy of the advertisement used in the local newspaper, an outline of who was consulted and an overview of the methods used throughout the consultation. The PACC Report should be submitted alongside the planning application.
Submitting a Planning Application
There should be a minimum of 12 weeks between the planning authority receiving the PAN form and the submission of a planning application. Our experienced Planning consultants are highly skilled in the preparation and management of detailed planning applications to enable our clients to secure approvals in a timely manner, to allow development to commence as soon as possible. We manage planning applications submitted to a range of planning authorities including local Councils throughout the UK and Ireland, and the relevant government departments where necessary.
Our Strategic Communications team at Gravis will often work alongside our Planning consultants throughout this process to devise and manage processes of community consultation and stakeholder engagement for private and public sector clients alike. Although our Planning and Strategic Communications teams often work together, each can also be appointed on a stand-alone basis.
Get in touch with us today to discuss whether PACC, or any form of consultation and engagement, is required for your development proposal and for guidance and support on how to take this forward.
