Your Site

Please send me your details and those of your site or property with a brief description of what you intend to do and I will check it out and advise you correctly. If costs are likely to be incurred I will tell you before I do anything. You have nothing to lose by getting in touch now! 

(Just click the notebook below) 

A Simple but Vital Promise:

Where it is evident from the outset that a planning application will not succeed, I will advise you accordingly.

Be aware that not all consultants will do this. There are some out there who will simply take your money and make the application anyway.

Planning Applications

There are plenty of sources of information on how to make a planning application, especially on the Planning NI website. The advice there however does not insist that you use an 'agent' (i.e. architect, architectural technologist, architectural consultant, etc) to make the application on your behalf. This is because the planning process should be openly available to all - and you as an individual have the right to make your own application. The reality is however, that planning policy is complex and you need to have a good understanding of it in order to gain planning approval. You also need to be able to produce scaled drawings in support of the application and be able to provide further information when requested to do so by the planners. In short, all applications tend to be prepared by an appointed 'agent'. The same is true for planning appeals - unless it is a simple case (and they very rarely are!) - then expert knowledge of the planning system and planning legislation (i.e. planning policies) is necessary.

KEY STAGES OF THE PLANNING PROCESS

Extract from the Planning Service NI Standard Receipt Letter

Key Stage 1 - During a 3 / 4 week period following receipt, your application will be validated and neighbours notified of your proposal. Your application will also be advertised in the press and Planning Service will consult with the relevant statutory agencies and other organisations as appropriate.

Your application, maps, plans, drawings and, if required, environmental statements will be available for public viewing on the Planning Service Web Portal as will any representations made by interested parties for or against your proposal. 

Key Stage 2 - Your application will be discussed at an internal Planning Service Development Management Group meeting with a view to forming an opinion to present to the next meeting of your local Council.

(It may be necessary to obtain further information to form a Group opinion in which case your application will be discussed at subsequent meetings of the Group.) 

Once an opinion has been reached to present to Council, the Professional Case Officer’s Report detailing the considerations will be uploaded to the Planning Service Web Portal.

Key Stage 3 - As part of a new streamlined arrangement, applications which Planning Service consider suitable for approval and are straightforward and of a non-contentious nature, are circulated to Council on a weekly list. These would include applications for extensions, alterations to a dwelling, residential garages, reserved matters, advertisements, agricultural buildings, electricity lines, which have attracted no objections and meet all relevant policies and other material considerations.

Provided there is no formal request from a Councillor to bring such an application before Council, it will be determined and an approval issued without the need to be formally placed on a Schedule to the Council’s Planning Committee.

Applications that do not meet all the above criteria will be placed on a Schedule to go to Council two weeks in advance of the next Council meeting and will be available for viewing on the Planning Service Web Portal.

Key Stage 4 – If your application does not meet the criteria necessary for the streamlined arrangement, the Local Council’s Planning Committee will meet to discuss and consider your application in relation to the Planning Service opinion.  This meeting is usually held within two weeks of the Council Schedule being made publicly available.

Key Stage 5 - If the Council agree with the opinion presented by Planning Service, a decision should normally issue within 2 weeks.  However, in certain applications the local Council may request a ‘Deferral’ of any decision in order to obtain further information or for Planning Service to reconsider their opinion. This will mean that Planning Service will have to carry out further consultation and a repeat of Key Stages 2-4. 

Details of the final decision on the application including the decision notice and plans, maps, drawings etc. which form part of the decision will be available to view on the Planning Service Web Portal. 

Hopefully this information is helpful in explaining the position generally and letting you have some idea of the key stages involved in the processing of your application.  You can however, keep track of your application by checking the Planning Service Web Portal or by contacting the Planning Office.

Making a Planning Application

Before lodging an application, you need to ensure that the following items are completed:

• A check on the title (ownership) of your land
• Site Analysis and Appraisal
• Research on the history of your site which might affect a planning application
• Preliminary site surveys which can include taking levels, detailed measurements, soil tests, foundation investigations, etc

When an application is made, you will need to supply some or all of the following information (in addition to all the drawings and forms) on:

• Roads Service access design and regulations
• Water Service requirements including effluent disposal arrangements, etc
• Details of farming operations (if any)
• Landscaping and Tree Planting Schedules
• Rivers Agency requirements (which may include Flood Risk Assessments)
• Visual Impact Assessments and reports
• Access to sources of specialist surveys and reports (acoustics, flora & fauna, contaminated land, etc)

In addition to the standard types of planning application, you might also need to make an application for:

• Building or demolishing in Conservation Areas
• Listed Building Consent
• Displaying Advertisements
• A Certificate of Lawfulness
• Modification or Discharge of a Planning Application

Do you have a question?

Landmark Designs is here to help - please get in touch.

Planning Appeals   

If your application is refused – you have the right to make an Appeal to the PAC (Planning Appeals Commission). This can take the form of written reports or a hearing (formal or informal). The knowledge and experience required for preparing and presenting successful appeals should not be underestimated and the work involved can be lengthy and will involve some degree of research. Landmark Designs currently enjoys an enviable appeal success rate of over 85% - which when compared to the national average of about 23%, is outstanding.