02/04/2025
Today, members of the RSUA Causeway Coast and Glens Local Group met with Denise Dickson, Head of Planning of that Council (CCGBC), to discuss issues and concerns related to the planning process in the area.
This was the second such meeting this year between the RSUA and the Council, with a summary of the first, held on 30 January 2025, available here.
This meeting also followed the Local Group’s representation to the Council’s Planning Committee on 13 February 2025, with a breakdown of this session available here.
Performance Update
CCGBC reported that from 1 September, there were 535 valid applications, with 220 decided so far. 82% were processed in 15 weeks or less, and 64% in 10 weeks or less.
The Council reported that its planning section was now fully staffed, and the recruitment of additional Senior Planning Officers meant that CCGBC was better able to assess applications during fortnightly meetings, issue decisions, and assist in training more junior planners.
Planning Application Validation Checklist
The Council also attributes its improved performance to its Planning Application Validation Checklist. To date, 33 applications have been returned as invalid, with over 50% due to missing biodiversity checklists.
Others were returned because they required a Preliminary Ecological Assessment (PEA) or approval from an ecologist. None were returned owing to missing bat surveys.
RSUA suggested that the Planning Portal should indicate more clearly that a biodiversity checklist is essential. CCGBC said they would investigate this.
CCGBC’s Validation Checklist is currently operating in draft. The document is still subject to a public questionnaire, which is accepting responses until 24 April 2025.
NI Water (Negative Conditions)
RSUA has previously called for the Council to adopt a more flexible approach regarding wastewater capacity constraints by allowing “negative conditions” in planning approvals. This would enable developers to proceed while still addressing water connection issues at a later stage.
CCGBC reported that NI Water is now proceeding with negative conditions, and applications within problematic areas will no longer result in automatic refusals.
CCGBC sought feedback on the wording of the two negative conditions currently in operation, with the intention of presenting this to other planning sections across Northern Ireland. RSUA’s proposed amendments to these conditions can be found here.
NI Water (Standing Advice)
Additionally, as of 1 April, CCGBC, alongside Antrim and Newtownabbey Borough Council and Newry, Mourne and Down District Council, has introduced new standing advice on a three-month trial basis.
This advice states that single dwellings with non-connected septic tanks no longer need to be consulted on with NI Water. If successful, this guidance may be extended to the remainder of Northern Ireland’s councils.
Local Development Plan (LDP)
The LDP was presented by CCGBC’s planners to Councillors, who raised concerns regarding aspects of the Strategic Plan. Further engagement with Councillors and additional research on housing was completed in September, and the findings were presented back to Councillors for consideration.
The draft is expected to be brought before the Council for ratification and public consultation this time next year. A published timetable sets the final date for implementation as 2033.
Second Homes
After corresponding with the Department for Infrastructure, CCGBC learned that the Department has established a cross-departmental body to examine the impact of second homes across Northern Ireland.
The Department for the Economy and the Department for Communities are also involved, and the Council is seeking quarterly updates to report back to RSUA.
At the local level, CCGBC has commissioned independent researchers to look at the issue of second homes as part of its upcoming Plan Strategy.
Other Items
The new PAD system was reported by RSUA members to be beneficial, and the eight agents involved will provide feedback in a short survey.
CCGBC is still exploring ways to streamline planning reports. However, the Council remains sceptical of a previous proposal to consider templates from Mid and East Antrim Borough Council, citing concerns that these templates are currently under internal review due to their lack of detail.
RSUA members expressed that CCGBC had not clearly set out what a “contentious application” was beyond its Scheme of Delegation. CCGBC will look at notifying agents via an alert, potentially on the Planning Portal, with a new status for whenever planners have made that recommendation.
A validation flowchart will also be issued soon to help agents from outside the Council area to better understand the “contentious” designation.
The meeting ended with CCGBC expressing its openness to meet agents on applications going forward. RSUA will meet again with the Council on Wednesday, 2 July. If you have any questions or would like to join the RSUA Causeway Coast and Glens Local Group, please contact Curtis Large, RSUA Policy and Public Affairs Officer, at curtis@rsua.org.uk
