Last month (Thursday 25 September 2025), RSUA’s Mid Ulster Local Group met with Melvin Bowman, Planning Service Lead for Strategic Planning for that area’s District Council, and Karen Doyle, Planning Service Lead for Local Planning, to discuss issues and concerns relating to the planning process.
Melvin and Karen were joined by Principal Planning Officers Phelim Marrion, Karla McKinless and Roisin McAllister.
Local Development Plan
The Council submitted its draft Plan Strategy to the Department for Infrastructure (DfI) in May 2021; however, it remains under consideration and DfI have not yet caused an Independent Examination. Correspondence and negotiations are ongoing between the two parties.
The Plan Strategy is the first document in the two-stage process of developing the Local Development Plan (LDP), with the second stage being the Local Policies Plan (LPP), which sets out the Council’s land use proposals for future development.
The Council intends to progress towards preparing the LPP but must await adoption of the Plan Strategy before doing so.
RSUA indicated that it will continue to emphasise that design proposals for the LDP should be submitted by architects.
Advance notice of policy changes
RSUA members requested that the Council provide advance notice of the adoption of the Plan Strategy, which contains planning policy that will replace existing policy, to allow architects to anticipate changes that may affect development proposals and applications.
The Council responded that the implementation of its current Local Development Plan 2030 – Draft Plan Strategy (2019) carries no determining weight until it is formally approved, and that it will work closely with architects to minimise potential complications.
Planning Application Validation Checklist
The Council is currently drafting its Planning Application Validation Checklist and reviewing other councils’ checklists to ensure alignment. It intends to go out to public consultation once the draft is ready.
The Validation Checklist will make the submission of additional information reports mandatory. The Council stated that the Checklist is intended to ensure applicants provide the correct information upfront, thereby helping to speed up processing times.
Challenge of seasonal surveys
RSUA members emphasised that the Council 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, as the limited availability of ecologists could otherwise cause delays.
In response, the Council suggested that architects could contact them directly so that timelines might be adjusted where possible. The Council is also open to accepting letters of engagement to demonstrate that engagement with the Northern Ireland Environment Agency (NIEA) is underway. This was well received by architects, and RSUA will follow up.
Planning performance update
The Council’s performance data as per the DfI’s annual planning statistics, issued on 26 June 2025, was recorded as follows:
The Council reported that staffing levels are currently good but is preparing for increased pressure owing to the development of the LDP. A trainee planning officer programme is well established.
There are currently 235 deferred applications, and the Council is considering a range of options, including the appointment of a dedicated Principal Planning Officer, to help reduce the backlog.
Wastewater capacity constraints
Some councils are now adopting a more flexible approach regarding wastewater capacity constraints by allowing “negative conditions” in planning approvals. This enables developers to proceed while still addressing water connection issues at a later stage.
The Council responded that it has been issuing pre-commencement conditions but remains uncertain about whether to implement full negative conditions in the future.
In the meantime, the Council is encouraging architects and developers to demonstrate early engagement with the body before submitting a planning application.
RSUA agreed to forward our proposed wording for negative conditions as submitted to Causeway Coast and Glens Borough Council in April 2025.
Further engagement
The meeting concluded with RSUA and the Council agreeing that it had been a productive session and that engagement would continue.
If you have any questions or comments about the meeting, or would like to join the RSUA Mid Ulster Local Group, please contact Curtis Large, RSUA Policy and Public Affairs Officer, at curtis@rsua.org.uk
