Planning & Dev L1 Flashcards
(59 cards)
What is planning appraisal and how is it used?
A planning appraisal evaluates a site’s development potential by assessing planning policies, constraints, and opportunities. It helps developers and investors understand feasibility before acquiring land or submitting a planning application.
How does it fit within the development process?
Planning appraisal fits within the development process as an early-stage assessment. It helps determine the feasibility of a project before land acquisition and guides decision-making on whether to proceed with a formal application.
What is development management and why do we have it?
Development management is the process by which local planning authorities assess and determine planning applications. It ensures developments aligns with local and national policies while balancing economic, social and environmental factors.
What is development control?
Development control is a subset of development management focused specifically on assessing and deciding planning applications to ensure compliance with planning policies and land-use regulations.
Who are the key stakeholders in development management?
Key stakeholders in development management include the LPA, developers, landowners, community and residents, statutory consultees such as Highways, Water and local Public Transport Operator as well as planning consultants and surveyors.
Tell me about your understanding of the key principles and processes used to determine the need for planning consent?
The need for planning consent is determined by assessing Permitted Development Rights (PDR) under the General Permitted Development Order (GPDO), Use Class changes, and compliance with local and national policies such as the NPPF and Local Plan. Key considerations include heritage constraints, environmental impact, highways, and flood risk, which may require additional assessments like an Environmental Impact Assessment (EIA) or Transport Statement. Where uncertainty exists, applicants can seek pre-application advice from the Local Planning Authority (LPA) or apply for a Lawful Development Certificate (LDC) for formal confirmation.
How do you go about undertaking pre-application consultation and why
To undertake a pre-application (pre-app) with the Local Planning Authority (LPA), first conduct initial research on the Local Plan, NPPF, and site constraints such as heritage, flood risk, and highways. Prepare a pre-app submission, including a site plan, development proposal, and planning statement, and submit it with the required fee. The LPA planning officer will review the proposal, consult internal departments, and provide written feedback or a meeting. This feedback outlines key planning policies, material considerations, and potential objections, helping refine the proposal before submitting a formal planning application
What is the process involved in obtaining appropriate planning
permission? Starts with pre-application discussions (optional but recommended). A planning application (either Outline or Full) is then submitted to the LPA, followed by public consultation and statutory responses. The LPA assesses the proposal against policy frameworks and material considerations. A decision is made either by planning officers under delegated authority or by the planning committee. If refused, the applicant has the right to appeal to the Planning Inspectorate
What information is required in support of a planning submission and
where is this defined? ǽ�?���
Tell me about site/building surveys and details you are familiar with, e.g.
site planning history, flood risk, biodiversity, archaeology, architectural character, conservation, accessibility, highways, services and utilities. A range of site and building surveys are required to assess development feasibility and planning constraints. A site planning history review checks past approvals, refusals, and appeals, while a Flood Risk Assessment (FRA) determines flood zone classification and mitigation needs. Biodiversity and ecology surveys identify protected species and habitat impacts, and archaeological and heritage assessments ensure compliance with conservation area and listed building regulations. Highways and accessibility reports assess transport impacts, while utilities and services reports confirm infrastructure capacity. Contamination and ground condition surveys identify risks requiring remediation. These assessments are sourced from the Local Planning Authority (LPA), Environment Agency, Historic England, Highways Authority, and utility providers.
Where would you source information on one of these?
Typically, these surveys are carried out by specialist consultants such as environmental assessors, conservation officers and archaeologists.
How do you analyse environmental features and issues?
? Desktop studies ? GIS mapping, planning records.
? On-site surveys ? Ecology, contamination, drainage.
? Impact assessments ? Environmental Impact Assessment (EIA), sustainability.
? Mitigation strategies ? Design changes, offsetting
How long does it take to obtain a planning decision?
������� Standard applications: 8 weeks (householder/minor).
What is a Planning Performance Agreement?
������� Major developments: 13 weeks.
How are planning decisions made and by whom?
Delegated powers ǽ�?��?? officers approve/refuse minor applications Committee ǽ�?��??
What will be the main issues in determining if planning consent is
granted? The key issues in determining planning consent include compliance with the Local Plan, impact on highways, heritage, environmental factors, and public consultation responses. The viability of the development and required S106 contributions or Community Infrastructure Levy (CIL) are also considered.
How can interested parties get involved in planning determination?
Interested parties can participate in public consultation, submit formal objections or support statements, speak at planning committee meetings, and, in some cases, apply for a Judicial Review if legal grounds exist.
When and why would an application by ǽ�?��?called-inǽ�?��?� by the Secretary of State and what does this mean?
A planning application may be ǽ�?��?called-inǽ�?��?� by the Secretary of State if it raises issues of national importance or conflicts with policy. The decision is then made by the Planning Inspectorate after a public inquiry.
When are applications referable to the Greater London Authority?
Applications must be referred to the Greater London Authority (GLA) if they exceed strategic development thresholds, have a significant impact on London-wide policies, or affect Mayoral priorities.
What is the role of local councillors and planning officers in the planning system
system? Planning officers assess applications, provide recommendations, and enforce planning conditions. Local councillors represent residents, vote in planning committee meetings, and help shape local planning policies. ******************
What is the role of the Planning Inspectorate?
The Planning Inspectorate (PINS) is an independent government body responsible for handling planning appeals, local plan examinations, enforcement appeals, and Development Consent Orders (DCOs) for nationally significant infrastructure projects. It ensures transparent and fair decision-making, reviewing cases against the National Planning Policy Framework (NPPF) and local development policies.
What is a Judicial Review, and what are the key timescales and risks?
A Judicial Review (JR) is a legal process where the courts review the lawfulness of a planning decision, typically on grounds of procedural error, irrationality, or illegality. A claim must be filed within six weeks of the decision, making timing critical. Risks include significant legal costs, project delays, and reputational damage, and the court can quash a planning decision, forcing a reassessment by the Local Planning Authority (LPA).
What are the different types of planning appeals and when are they used?
There are three main types of planning appeals: 1.
Tell me about the stages of the appeals process?
The appeals process begins with an applicant submitting an appeal to the Planning Inspectorate (PINS) within the statutory timeframe. The appeal is allocated to an Inspector, who reviews the case through written representations, a hearing, or a public inquiry. A site visit may be conducted, and evidence is assessed against the Local Plan and NPPF. The Inspector issues a final decision, which is legally binding but can be challenged via Judicial Review.
