HOW TO GET YOUR PROJECT APPROVED ON FIRST APPLICATION! Adrian Hunter The Landmark Practice
Outline of presentation• Advantages of getting approval first time• Outline of changes to the UK planning system• Top tips for getting your application approved first time
Advantages• Save you time• Save you money• Put you ahead in the market place and ahead of your competition
Changes to the UK Planning System• Draft National Planning Policy Framework• Presumption in favour of sustainable development• Paragraph 19 of NPPF sets the overall tone: ‘Decision makers at every level should assume that the default answer to development proposals is yes, except where this would compromise the key sustainable development principles set out in this framework.’• Localism
Top tips for getting planning right• Consultation• Preparation• Allow time to get your proposal right• Make the most of pre-application discussions• Ensure there are no surprises• Make sure you get the submission right• Get professional support if needed
Consultation• Scope key issues and identify impacts to be addressed• Help design iterations to ensure impacts are designed out or mitigated• Address potential objections before submission• Speed up the process• Improve the quality of your submission
Preparation• Know your strengths• Support your case with evidence• Know you scheme and ensure you can deliver• Understand the key issues - don’t get tripped up by technical issues
Allow time to get your scheme right• Start the planning process early• Allow time in your programme• Allow time for the planning system to work
Pre-application discussions• Early indication of whether your scheme is acceptable• Scope out the submission – technical supporting documents, plans etc• Guide on any consultation that may need to be done• Understand any specific political issues or other applications for similar development that you may need to consider• Understand the determination process
No surprises• Thoroughness is good practice – be well prepared• Know the issues that are going to come up.• Know what elements of your schemes are moveable and those that can’t be changed• Test alternatives – demonstrate your proposal is well thought through• Ensure your submission reflects your discussions with LPA
Submission• Get the basics right• Make you application carefully• Consider planning performance agreements• Do it online!!
Get professional support• Get support early• Technical support to address environmental issues• Discussion with statutory bodies• Requirement for other consents
Summary• Submit a well prepared application, which is well presented and well argued.• Ensure you carry out an appropriate level of consultation and that wherever possible you have responded to the comments received.• Give yourself sufficient time both to prepare the application and to have it determined.• No surprises on either side.• Be patient.