As we hinted at in a pre-Christmas tweet, Welsh Government has confirmed its intent to introduce pre-application consultation (frontloading) following publication of its Positive Planning Implementation Plan in late December last year.
An announcement likely to impact on development and contract timeframes, processes and approach to Major development proposals will be the introduction of pre-application consultation with the community (including residents, town/community councils and councillors) which we now anticipate will come into force in Wales in legislation at some point in March 2016 through an amendment to the General Development Procedure Order. Alongside that will be a statutory duty to provide pre-application services.
We remain hopeful of a corresponding duty on the LPA and other specified consultees to provide a timely and substantive response thus serving the purpose of scoping and resolving major issues early before an application is made.
The precise details remain sketchy but we assume from the previous consultation that it will affect all major developments as defined in the Procedure Order (i.e. 1/ha, 1000m2+/10 dwellings/0.5ha+ etc).
Amongst other things, expect to have to consult with the local community (council, councillors, residents and specific persons- most likely the normal planning application consultees) in advance of submitting a major planning application and to prepare a consultation report to accompany the application setting out what has been undertaken.
I cant be more specific on the absolute dates and requirements until WG publish some guidance (details remain sketchy, but we are advised ought to become clearer within a couple of weeks according to WG).
However, it's wise to start to factor in requirements (and lead in time periods) in order to profit from the process.
Dont hesitate to contact if you want more information.
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