In December 2001, the Government published its long-awaited proposals
to overhaul the planning system in England and Wales. The Planning Green
paper signals a shift in the thinking behind the planning system, but what
does this mean for developers and those who use the system? How will the
paper engage the local community more efficiently in planning applications,
as Green Issues does now? Here are the key points from the Green Paper and
the answers to your questions.
Making Local Plans Clearer
The current system of Structure Plans, Local Plans and Unitary Development
Plans will be condensed into Local Development Frameworks. These frameworks
will connect up with the local Community Strategy and will be produced in months
rather than years.
These frameworks will consist of a statement of core policies (setting
out the local authority's vision and strategy) and more detailed action plans
for smaller, local areas of change.
Local Development Frameworks and the Community
In the preparation of these Local Development Frameworks, especially in drawing
up local area action plans, community consultation will be encouraged. These
action plans could include area master plans, neighbourhood and village plans,
design statements and site development briefs.
With larger developments, engaging the community will be a material
consideration supporting a planning application.
Views on the procedure
for considering objections to a Local Development Framework are being sought.
These might include wider public participation followed by adoption by the
Council; examination before an independent chairman; or a public informal
hearing of representations before an inspector.
Consultation is key
The Green Paper emphasises the need for consultation to take place in regard
to applications, and issues should be resolved before an application is submitted.
The government strongly believes that with larger and more complex proposals,
developers ought to be engaging with local communities to the greatest extent
possible in advance of submitting a planning application.
Public participation at planning committees will also be taken into account
when considering the performance of local authorities.
The Planning System
Pre-application discussions are to be encouraged, and e-planning has a huge
potential to make the planning system more transparent, accessible, responsive
and efficient.
Many business organisations have suggested they would be prepared to waive
the right to appeal against non-determination if they had greater predictability
about the decision-making progress. It is proposed, therefore, that for larger
applications a timetable should be agreed at the outset, and this would be
set out in a contract.
Twin-tracking will be outlawed and the life of planning permissions
will be limited to three years ; after this they
will automatically lapse and the application will have to be submitted again.
It is also proposed that local authorities should give reasons for decisions
to approve planning applications, as well as giving reasons for refusal.
Development without planning consent would also become a criminal offence.
The End of Outline Planning Permission?
Instead of an outline application, the developer would seek a certificate from
a local authority giving it a defined period to work up the details of a scheme
against parameters determined in agreement with the local authority. Any resulting
formal application would subsequently be submitted in detail.
Changes in the Appeals System
Major infrastructure projects will be the subject of a separate consultation
document setting out proposals for introducing new parliamentary procedures,
etc.
The government has set itself the target of cutting in half the average
time taken from the close of a planning inquiry to the issue of the decision
to the applicant. New management arrangements are to be established to deal
with these cases.
As well as giving reasons for calling in a planning application, the
government will also give reasons for not calling in individual cases.
It is proposed that where an appeal against non-determination is concerned,
a planning inspector will simply pick up the local authority's case file
and take over jurisdiction.
The period for launching an ordinary planning appeal will also be reduced from
six months to three months.
Deadline
The consultation runs until 18 March 2002, when the comments received will
be reviewed, leading to a White Paper being produced.
Green Issues - our thoughts on the Green Paper
Since our foundation in 1998, we have worked on the principal that consultation
and community involvement is not a burden on a scheme - it is an opportunity
to cut costs.
Why? It's simple. If projects move quickly and easily through the planning
system, then there is a huge saving in time…and time is money. If
the community and its elected representatives understand a scheme, the chances
of it being deferred, over-turned or getting stuck in the system are greatly
reduced. This is our work.
The Planning Green Paper now places the focus firmly on Consultation and
Community involvement. Forward thinking companies - and we work with eight
of the top 10 house builders - will be looking to implement these proposals
in advance of their being enshrined in legislation.
If you would like to know how Green Issues Communications can
help you when it comes to implementing community liaison, please contact
us for more information.
You can download the Green Paper here.
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