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The planning system - how a decision is reached

DOE Planning manages a development management system to make sure that proposed development conforms to the development plan, current planning policies and other "material" considerations.

How planning decisions are made

The development management system helps to balance our need for uses of land and buildings such as homes, offices, factories and schools with our wish to protect and improve the environment.

Decisions on whether to allow proposals to build on land or change the use of buildings or land its use are made by Planning.  In determining whether, or not to grant planning permission, the Planning Service will refer to a number of planning policy documents which include the:

  • Regional Development Strategy
  • Planning Policy Statements
  • Planning Strategy for Rural Northern Ireland
  • Development Plans

In addition, there is Supplementary Planning Guidance such as:

  • Development Management Advice Notes
  • Design Guides

Who Does What in The Planning System?

The applicant

The applicant is person or organisation putting forward the proposal. They are also responsible for paying the appropriate fee for the application. It is usually advisable for applicants to discuss their ideas informally at an early stage with any affected neighbours. The applicant is responsible for implementing the project in accordance with the planning permission and any conditions attached to it by Planning. Applicants also decide, with the help of any advisers they may have, whether to appeal against a refusal of planning permission or conditions attached to a planning approval.

The agent

The agent is the person or organisation who is employed by the applicant to make the application on their behalf. It is not compulsory to employ an agent and it is the applicant's decision to use one or not

The Planning Service

The Planning Service receives the application and places it on a register, available for public inspection. It publicises the application and begins to process it, taking due account of all comments or representations received. Decisions on planning applications are made by Planning following statutory consultation with the local district or borough council. The Department gives careful consideration to the views of elected councillors, but the decision to grant or refuse planning permission is the responsibility of the Department.

Other organisations

The Department consults widely with organisations that have special expertise, such as the Northern Ireland Environment Agency, Roads Service and Northern Ireland Water Limited.

Type of advice given

DOE Planning employs professional planning officers to advise them in preparing Development Plans and making decisions on individual planning applications. These officers are an important source of local knowledge and advice, and should be your first point of contact.  If you are in any doubt about whether you need to apply for planning permission, you should consult Planning immediately or check the Planning website.  

How do I apply for Planning Permission?

The nature of development proposals varies greatly from extensions to dwellings to housing developments or sand pits extracting millions of tonnes of sand. Depending on the nature of your proposal, you will be asked to provide detailed information in support of it. The more complex the proposal, the more detailed the information required. You can find more information in the planning permission section:

Processing a Planning Application

There are a number of steps that must be taken to process a planning application and there are a number of opportunities for Councillors to provide input to that process. Once a planning application has been submitted it is validated, copies are sent to key consultees such as Roads Service and Northern Ireland Water and an advertisement is placed in the local press and neighbours are notified. A list of received applications is prepared and forwarded to Council for information and comment as appropriate. Details of the planning application are also published on the Planning website. For more information, please use the link below:

The case officer is the person allocated to deal with the application and they will be your main point of contact in regards to this. They will carry out site inspections and liaise with the applicant and other interested parties to try and resolve any problems. The case officer will prepare a report on the main planning issues relevant to the case and any consultations. This will be then discussed at the monthly Development Management Group meetings chaired by an authorised officer prior to making a recommendation to the Council.  

Once Planning has completed work on the planning application, including a site inspection and consideration by the Development Management Group, an opinion on the application is formed. The next step is to prepare a Schedule that is sent to the District Council 14 days in advance of the council meeting and is also published on the Planning website. Planning  is required by statute to consult District Councils on all planning applications.

DOE Planning should determine your application within eight weeks. Large or complex applications may take longer. Planning should be able to give you an idea about the likely timetable. If your application is not determined within eight weeks, you can appeal to the Planning Appeals Commission.

Planning Appeals

If Planning refuses an application for planning permission or allows it, but only subject to conditions which the applicant finds unacceptable, the applicant can make an appeal and have the matter determined by the Planning Appeals Commission.

You can find more information in the Planning Appeals section.

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