Introduction

 

To us at BCDA, good engagement is more than ‘ticking a box’. Every development, no matter the size, can benefit from effective engagement.  Pre-application engagement can occur in many formats. The legislative requirements set out the minimum activity that needs to be undertaken for major development. However, the Welsh Government encourages us as developers to go further than the minimum to get the most out of the process.

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For a community, change to their environment often causes stress, especially when the change is perceived as negative. The challenge is for a developer to consult widely and clearly to capture a balanced and informed response.  When executed well, we feel engagement should increase the level of transparency, develop relationships, and shape the project by considering and responding to feedback (As a result, this should assist in overcoming planning issues and improve planning successes)

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Which projects need to carry out pre-application consultation under the Act?

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We as Developers proposing projects comprising of a ‘major development’ need to undertake statutory pre-application consultation under the Act. The definition of major development is set out in Article 2 of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 (DMPWO).

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The requirement does not apply to proposed applications: under sections 73 (determination of applications to develop land without compliance with conditions previously attached) and 73A (planning permission for development already carried out) of the Town and Country Planning Act 1990; for reserved matters or under section 96A (non-material amendments).

In summary, major development is:

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• Housing developments of 10 or more dwellings or where the site area is of 0.5 ha or more (if the number of dwellings is not known);

• The provision of a building(s) where the floorspace created exceeds 1,000 sqm;

• The winning and working of minerals or the use of land for mineral-working deposits;

• Waste development; and

• Development carried out on a site of 1 ha or more. 

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What is the statutory pre-application consultation process?

 

The statutory requirement to consult is imposed by section 61Z of the Town and Country Planning Act 1990. Further provision is contained in Part 1A of the DMPWO. Guidance was also provided by the Welsh Government in the ‘New development management procedures’ letter issued in February 2016.

These reference documents set out a number of consultation activities that need to be undertaken by us as developer before we can submit the planning application. In summary, they include:

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• Making draft planning application documents available to view;

• Notifying the right consultees of the consultation;

• Providing a 28 consultation period; and

• Reporting how the pre-application consultation was undertaken and how peoples views were considered in a 'Pre-Application Consultation Report' submitted as part of the formal planning application.​

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Project Overview

 

BCDA were appointed to develop a proposed scheme for a residential use development at the above mentioned site, to which we seek advice and input with regards to the applicants aspirations.  As part of this public consultation process you will have received a formal site notice with regards to the proposed development (Proposed residential development comprising of the erection of 3 no. proposed blocks of flats) to which please refer to the below link to access all accompanying drawings/ information available for perusal and download:- 

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https://www.dropbox.com/sh/4qvjuw6jcogtdgz/AADj70MKEHM2tv8kuCzOS_kga?dl=0

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Anyone who wishes to make representations about this proposed development is welcome to email/ write to us as agents for the pre-application consultation at info@bcd-architecture.co.uk (c/o Mark Bedder or Keith Chandler) or via written correspondence to BCDA, Creative Unit 2, Aberystwyth Arts Centre, Penglais, Aberystwyth, SY23 3GL by 20.00 hours, 18th March 2022.