This month, RSUA completed its annual tour of all 12 planning authorities across Northern Ireland, comprising the region’s 11 councils and the Department for Infrastructure’s (DfI) Planning Directorate.
These meetings were attended by numerous architects belonging to RSUA’s Local Groups, who engaged in collaborative discussions with senior planning officials to communicate on key issues and concerns, while also sharing their expertise and proposing potential solutions to ongoing challenges.
RSUA thanks all members and planners who attended for their time and contributions.
Local Development Plans
Councils are at different stages in preparing and implementing Local Development Plans (LDPs). Six have now adopted their Plan Strategies and are actively assessing applications against them.
The focus of these authorities has now shifted to drafting Local Policies Plans (LPPs), which will introduce site-specific zonings, designations and infrastructure considerations. These preparations are being supported by calls for sites, stakeholder workshops and supplementary guidance. Public consultations are expected over the next one to two years.
Advance notice of policy changes
Ahead of the implementation of LPPs, RSUA has raised concerns about the need for transitional arrangements that would provide applicants with significant advance notice of any changes, ensuring that live applications submitted before the adoption of an LPP are not unfairly disadvantaged.
Councils have generally responded positively, emphasising their flexibility and willingness to engage with applicants who are preparing schemes under previous policies.
Planning Application Validation Checklists
Validation Checklists have been a key focus of engagement. Councils are developing, consulting on or implementing new versions to improve processing times and reduce delays stemming from low-quality or incomplete submissions.
RSUA has stressed the need for clarity, proportionality and consistency across councils to ensure checklists support rather than hinder efficient decision-making.
Challenge of seasonal surveys
RSUA has consistently emphasised that Validation Checklists should avoid requesting all information and reports at the outset of an application where this would be unrealistic. This was considered particularly important for seasonal biodiversity surveys (e.g. for bats), as the limited availability of ecologists could otherwise cause delays.
Councils have repeatedly encouraged Pre-Application Discussions (PADs) to agree what reports are essential and when they should be submitted. More flexibility is generally shown by planners where there has been early engagement with statutory consultees.
However, the limited resources of, and lack of responsiveness from, the Northern Ireland Environment Agency (NIEA) remains a particular challenge for both applicants and planners alike.
Planning performance updates
As per DfI’s annual planning statistics, issued on 26 June 2025, planning activity reached a record low in 2024/25. There were 9,716 applications received, down 3 per cent from 10,025 in 2023/24, and continuing a longer-term fall of 29 per cent from 13,600 in 2021/22.
Average processing times for major applications fell across most councils, dropping from 46.5 to 39.6 weeks (−15%). Significant reductions were seen in Mid and East Antrim (67.4 to 45.2 weeks, −33%), Causeway Coast and Glens (54.2 to 25.2 weeks, −54%), and Newry, Mourne and Down (154.8 to 29.6 weeks, −81%).
Average processing times for local development applications fell slightly to 19 weeks (−9%). Notable reductions were recorded in Armagh City, Banbridge and Craigavon (24.6 to 19 weeks, −23%) and Causeway Coast and Glens (31.4 to 23 weeks, −27%). Newry, Mourne and Down saw an increase from 33.7 to 45.2 weeks (+34%).
Staffing considerations
Staffing remains a crucial factor in planning performance. We have observed that stable teams with effective recruitment experience smoother processing and more manageable workloads, whereas areas with higher turnover are more prone to delays and backlogs.
Councils are increasingly prioritising staff wellbeing, training, and improved communication – both within teams and with applicants – to help address this challenge.
Wastewater capacity constraints
Wastewater capacity constraints continue to present a significant hurdle to development. In response, several councils are now using “negative conditions” to allow development to proceed while connection issues are resolved at a later stage.
This approach is applied selectively, usually where a future solution is likely, and early engagement with NI Water has been consistently encouraged by planners. Various councils have stressed that negative conditions are not a long-term solution.
RSUA has also recommended councils adopt consistent wording for negative conditions, first agreed and presented to Causeway Coast and Glens Borough Council in April 2025, across Northern Ireland.
Individual meeting recaps
For a more specific and detailed breakdown of the meetings held this year, please consult the following list:
Further engagement
If you have any questions or comments about RSUA’s engagement with planning authorities, please contact Curtis Large, RSUA Policy and Public Affairs Officer, at curtis@rsua.org.uk
