Introduction and 10 commitments to pre application
- 1. Worthwhile Pre-application Engagement Phillipa Silcock 10th and 19th June 2014 www.pas.gov.uk
- 2. Pre-apps: the conundrum • Here to talk about discussing development proposals before they enter the formal planning system • Given: creating a chance to talk while the proposal is still fluid is ‘good’ • But, it’s a discretionary part of the planning process and • The discussion has to be worthwhile for people to be bothered doing it
- 3. Objectives for today • To think about what makes a worthwhile pre-application discussion • To share some good practice from councils who have been working on creating an attractive offer for early discussions • To look at the workbook • To go away with some aims for the improvement of your offer to prospective applicants
- 4. Agenda – morning • 10 commitments across the sector • Speakers from Turley, a developer’s view of worthwhile pre-app discussions • Croydon or Kirklees council’s pre-application offer • PPAs in Islington or Camden
- 5. Agenda – afternoon • PAS, Calculating the cost of pre-application services • Involving councillors and communities in pre-app discussions – in Cheshire East and Cheshire West and Chester Councils • PAS Planning Quality Framework
- 6. Not just listening….. • Pre-applications Suite • Discussions on your tables – Your pre-apps offer – Using PPAs – Calculating the cost – Involving members and the community • A chance to explore the advice, recognise where changes will strengthen your planning offer
- 7. What pre-app should do • Faster route to planning permission • Chance to improve schemes • More sustainable development • Save abortive costs • Build community acceptance • Build in what the community wants • Mitigate problems • demonstrate political leadership
- 8. All the things that were wrong • Developers not bothering/not listening • Councils using charges as a cash generator • Just slows the system up • Inconsistent procedures • Still surprises - not everyone involved • No commitment to the advice given • And still too many conditions even if permission is granted
- 9. 10 Commitments • A cross sector effort - councils - developer reps (HBF, BPF and FSB) - statutory consultees ( big 5) - community reps (Locality) - RTPI and POS
- 10. 10 Commitments Goal To get our own houses in order, so that pre-application engagement will deliver…… “…high quality and appropriate development schemes being granted planning permission more quickly.” “to shape better quality, more accepted schemes and ensure improved outcomes for the community.”
- 11. The commitments for LPAs 1. Quick, smooth process from proposal to completion 2. Choice and range of options 3. Help the developer to chose the most appropriate option
- 12. The commitments for LPAs 4. Demonstrate the good value of your service and meet the standards you promise 5. Co-operate to get the right people at the table 6. Promote an open exchange of information Pre-app brand values Trust Cost Time Reliable
- 13. The commitments for LPAs 7. Be collaborative – consider everyone’s needs 8. Involve councillors in the discussion 9. Engage communities as early as possible 10.Record the information considered, advice given and agreements reached
Editor's Notes
- #5: T
- #6: T
- #7: T
- #11: Full text of the 10 Commitments if in the booklet in your delegate packs Turn to section 1 of the workbook
- #12: For good sustainable development – opportunity to consider, discuss and shape – but avoid delays, duplication and repetition. Not every one will require the same services – need for a range of options to suit smaller simpler, development ( and don’t loose sight of the fact that self service advice will suit many of your customers) but set out how you can help and support prospective applicants that need more advice and discussion because the proposals are larger scale, affect a wider community or embrace a lot of issues. ADVERTISE your services clearly – pre-apps is the front door to your service for investors coming to an area – don’t make it hard to find. The choice of whether to have pre-app discussions at all, or which option to chose is up to the prospective applicant. As a LPA you will need to help them to make the best choice , but in the end the decision is up to the applicant. On the other side of the coin, if you gave the options of well managed efficient services, and a prospective applicant doesn’t take this up – for whatever reason – it will not be unreasonable to say that the options for discussion and modification during the formal application stage will be limited.
- #13: 4. Developers will only take up pre-application offers if they see value in doing so : not least because pre-app has a cost to it whether or not the LA is charging for the service. 2 aspects to what is good value – a) is it efficient or is it simply another hurdle on the path–b) is this going to improve the likelihood of a good outcome. The council planning officers are most often the ring masters in pre-application discussions. They need to bring the right people to the table, or be able to speak for them. The discussions and advice given during pre-applications, while they don’t guarantee a positive planning application, should be reliable as indicators of the approach that will be taken further in the process – or its frankly a waste of time. Pre-apps should remove the surprises – so to avoid late emergence of problems, or to avoid someone’s solution creating a problem for someone else – the planning officer will need a weather eye and a welcoming approach. The most productive discussions will come from having all the information on the table – but there needs to be a balance between the what stage the proposal is at and what information will be available. In the best situation - by the time the application is made, information to address all the issues should have been tabled and considered