Causeway Coast & Glens Council Addresses Planning Challenges In Special Meeting

At a special council meeting on 13th February 2025, the Planning Committee of Causeway Coast & Glens Borough Council convened to address many pressing issues within the local planning system.

The meeting, which saw robust discussions among councillors, the head of planning Denise Dickson, and representatives from the Royal Society of Ulster Architects, focused on improving the efficiency and transparency of the planning process, particularly in light of ongoing challenges with Northern Ireland Water (NI Water) the validation of planning applications, and housing pressure in the area.

Validation Checklist and Application Processing

One of the first topics of the evening was the implementation of the new validation checklist, which has been a point of contention for local architects and planners.

The checklist, designed to improve the quality of planning applications, has led to the rejection of several applications deemed incomplete or non-compliant. However, concerns were raised that the checklist is being applied too rigidly, with some applications already being returned even when additional report details, such as bat surveys, are unavailable at time of submission.

Murray Bell, representing the Royal Society of Ulster Architects, highlighted that while the checklist is not mandatory, it has been used to justify the rejection of applications, causing delays and frustration among applicants. He and other architects have argued that applications should be allowed to progress even if certain surveys, like those for bats, cannot be completed immediately due to seasonal constraints.

Denise Dickson, the head of planning, acknowledged these concerns and confirmed that an agreement had been reached to accept biodiversity reports and preliminary ecological assessments (PEAs) in lieu of full bat surveys during the off-season.

Ms. Dickson also encouraged architects and planners to participate in the ongoing public consultation on the draft validation checklist to ensure it is refined and improved.

Northern Ireland Water (NI Water) and Negative Conditions

Another significant issue discussed was the council's approach to planning applications that involve NI Water connections. Developers have faced challenges in securing planning approval due to concerns over water infrastructure, often in environmentally sensitive areas. The council has been cautious in granting approvals, often requiring detailed solutions from NI Water before proceeding.

Murray Bell argued that the council should adopt a more flexible approach by allowing "negative conditions" in planning approvals. This would enable developers to proceed with projects while still addressing water connection issues at a later stage. He cited examples from other councils where this approach has been successful in unblocking stalled developments.

Denise Dickson explained that the council has been working closely with NI Water and other statutory consultees to find solutions. She noted that while the council is open to using negative conditions, it must balance environmental concerns with the need for development.

The committee agreed to commission a report to explore the possibility of adopting a more flexible policy on NI Water conditions, with input from external experts and other councils, and this was agreed unanimously.

Contentious Applications and Communication

The meeting also addressed concerns over the handling of contentious planning applications. Murray Bell raised a specific case where an application was refused without being referred to the Planning Committee, despite the architect's attempts to communicate with the case officer. He argued that the process for identifying and handling contentious applications needs to be clearer, particularly for external agents who may not be familiar with the local system.

Denise Dickson acknowledged the issue and committed to investigating the specific case. She also highlighted the council's efforts to improve communication with agents, including the development of a flowchart to guide applicants through the planning process.

This flowchart, which will be made available on the council's website, aims to simplify the complex procedures and ensure that all applicants, regardless of their location, understand how to navigate the system.

Senior Officer Engagement and Training

The role of senior planning officers in overseeing applications was another area of discussion. Councillors expressed concern that some applications were being delayed because senior officers were not providing sufficient guidance to case officers at the outset. Murray Bell emphasised the importance of senior officers setting clear directions for applications from the start, rather than revisiting issues later in the process.

Denise Dickson confirmed that the council is working to "front-load" the planning process, with senior officers providing more input at the allocation stage. She also noted that training for staff is being prioritised to improve communication and efficiency.

Moving Forward

The meeting concluded with a commitment to ongoing dialogue between the council, architects, and planners, recognising that housing and development is an extreme challenge in the area.

Alderman Callan, who proposed the motion for a report on NI Water conditions, emphasised the need for a balanced approach that considers both environmental protection and economic growth. "We cannot let environmental concerns halt all progress," he said. "But we also need to ensure that development is sustainable and responsible."

As the council moves forward, the focus will be on streamlining the planning process, improving communication, and finding practical solutions to the challenges posed by NI Water and other statutory consultees. 

With these measures in place, Causeway Coast & Glens aims to create a more efficient and transparent planning system that supports both development and environmental conservation.