13/02/2025
Today, Murray Bell of Bell Architects Ltd, in his capacity as Chair of the RSUA Causeway Coast & Glens Local Group, raised concerns about the planning process in the area during a special meeting of the Causeway Council’s Planning Committee.
Draft Planning Application Validation Checklist
The Council’s draft Planning Application Validation Checklist has already led to the rejection of several applications deemed incomplete or non-compliant. Murray raised concerns that the Checklist is being applied too rigidly, with some applications already being returned even when additional report details, such as bat surveys, are unavailable at the time of submission.
Murray emphasised that applications should be allowed to progress even if certain surveys, like those for bats, cannot be completed immediately due to seasonal constraints.
Denise Dickson, the Council’s Head of Planning, confirmed that an agreement had been reached to accept biodiversity reports and preliminary ecological assessments (PEAs) in lieu of full bat surveys during the off-season.
She also encouraged architects to participate in the ongoing public consultation on the draft Checklist to ensure it is refined and improved.
NI Water and Negative Conditions
Developers have faced challenges in securing planning approval due to a lack of water infrastructure, often in environmentally sensitive areas. The Council has been cautious in granting approvals, often requiring detailed solutions from NI Water before proceeding.
Murray suggested the Council should adopt a more flexible approach by allowing “negative conditions” in planning approvals. This would enable developers to proceed while still addressing water connection issues at a later stage. Murray cited examples from other councils where this approach has been successful in unblocking stalled developments.
Denise Dickson explained that the Council has been working closely with NI Water and other statutory consultees to find solutions. She noted that while the Council is open to using negative conditions, it must balance environmental concerns with the need for development.
The Committee agreed to commission a report to explore the possibility of adopting a more flexible policy on NI Water conditions, with input from external experts and other councils, and this was agreed unanimously.
Communication and Transparency
The meeting also addressed concerns over Council communication. Murray raised a specific case where an application was refused without being referred to the Planning Committee, despite the architect’s attempts to communicate with the Case Officer.
Murray highlighted that the process for identifying and handling applications needs to be clearer, particularly for external agents who may not be familiar with the local system.
Denise Dickson committed to investigating the specific case. She also highlighted the Council’s efforts to improve communication with agents, including the development of a flowchart to guide applicants through the planning process.
This flowchart, which will be made available on the Council’s website, aims to simplify the complex procedures and ensure that all applicants, regardless of their location, understand how to navigate the system.
Senior Officer Engagement and Training
The role of Senior Planning Officers in overseeing applications was another area of discussion. Councillors expressed concern that some applications were being delayed because Senior Officers were not providing sufficient guidance to Case Officers at the outset.
Murray emphasised the importance of Senior Officers setting clear directions for applications from the start, rather than revisiting issues later in the process.
Denise Dickson confirmed that the council is working to “front-load” the planning process, with Senior Officers providing more input at the allocation stage. She also noted that training for staff is being prioritised to improve communication and efficiency.
Simplifying Planning Reports
Murray expressed that planning reports should be simplified for the Council, potentially in a manner similar to those currently issued by Mid and East Antrim Borough Council.
While the Council generally agrees with the idea of simplification, it feels that the level of detail required for the Planning Committee is too specific in terms of format to condense, necessitating both a separate planning committee report and a Development Management Officer Report (DMOR). RSUA believes these could be merged and/or simplified to minimise repetitive work.
A motion was carried to look at a possible template for simplifying planning reports at the next special Committee session.
Moving Forward
The meeting concluded with a commitment to ongoing dialogue between the Council, architects, and planners, with a recognition that housing and development is an extreme challenge in the area.
The Planning Committee voted unanimously on all matters brought forward for action, and a further feedback and strategy meeting will be scheduled for around May this year.
Separate from this session in May, the RSUA Causeway Coast & Glens Local Group will meet with the Council to discuss planning at 11am on Wednesday, 2 April 2025. If you are an RSUA member and would like to attend, please contact Curtis Large, RSUA Policy and Public Affairs Officer, at curtis@rsua.org.uk
