Planning Permissions

Pre-Application Consulting

Almost without exception any proposal that involve the building of residential dwellings will involve the requirement for planning permission to be granted.

Over recent years most Local Councils now offer a Pre-Application Guidance service and whilst in many instances it is only required for major or strategic development proposals it is important to be aware that it is there should you require to avail yourself of it should you require particularly where you perceive potential difficulties in obtaining planning permission from the outset.

The benefits that I consider are involved with this service may be considered to be:

  1. It enables the potential applicant to fully understand how the Local Council may be applied to your potential development.
  2. It enables key planning issues to be established at an early stage with input from a specialist.
  3. It ensures planning advice is provided within set timeframes.
  4. It identifies fully the information necessary for planning applications when they are eventually submitted reducing possibility of incomplete submissions and resultant delays.
  5. A key benefit is the identification of possible Section 106 agreements at an early stage.
  6. Enables subsequent planning applications to be processed more smoothly.
  7. Substantially increases the probability of a successful outcome to your application.
  8. It identifies at the earliest possible stage applications that would be entirely unacceptable with consequential avoidance of any unnecessary costs.

The individual process varies with Local Council and on the size of development proposed.

The normal process is in 5 stages.

Stage I

The potential applicant contacts the Local Council in writing. This written request normally being accompanied by

  • A covering letter providing details of the applicant's proposal.
  • A site location plan.
  • Information re the existing use, floor space, occupation, no of car parking spaces etc. Photographs and drawings of the site and buildings as they currently exist.
  • Photographs and details of the immediate surroundings.
  • A couple of sets of drawings that describe the proposal.
  • A completed Application Form complete with cheque to cover the Pre-Application Fee.
  • Full contact details of the Applicant.

Stage 2

The Local Council will contact the potential applicant to set up a suitable meeting time.

Stage 3

A Planning Officer will meet with you and your representatives Architect etc at the Council Offices. The essential purpose of this meeting is to allow the potential Applicant to avail the Local Council of his proposals inclusive of any pertinent planning justification you may wish to highlight. At this meeting no formal pre-application advice would be provided.

Stage 4

The Planning Officer will where necessary carry out a site inspection and make an initial assessment of the application against the Local Council's relevant planning policies.

Stage 5

The pre-application advice will be issued to the potential applicant.

Many people will elect not to take this step particularly with a one off single house residential development. Where larger scale developments it may be considered imprudent if the potential developer did not avail themselves of a pre-application meeting with the Local Council in advance of proceeding with an application for Outline Planning Permission.

Outline Planning Permission (OPP) »

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