Planning for cities, counties and areas

City and county development plans 

Development plans are statutory documents setting out a strategic framework for planning and sustainable development in a local authority area. 

The development plan impacts everything from land use to employment and economic development, to parks and playgrounds, transport, tourism, natural resources, community development, telecommunications, culture, environment, and retail strategy. 

The development plan sets out the overall planning policies for the development of the area for the following six years. It sets out the authority’s policies for land use and development control in the area, and it sets out objectives for the use of particular areas, for example for residential, commercial, industrial, agricultural use. This is sometimes to referred to as zoning.

Planning applications are measured against the development plan, and permission will normally only be given where the application is in accordance with the plan, for example where the development is consistent with the zoning for the area. 

The plan must be consistent with longer term national and regional development strategies such as the National Planning Framework and the Regional Spatial and Economic Strategies.

The making, reviewing and varying of the plan is a function reserved for the elected members of the council, but with significant public consultation. 

Because the development plan has long-term implications for planning and development in your county or city, public consultation is a really important part in the development plan process. 

There are three key stages in the preparation of the development plan, and the public is consulted during all three stages:

• First stage: During the first stage, the current development plan is reviewed, a detailed survey and analysis of the area is carried out, and the elected members agree on a set of strategic priorities and issues. These are compiled into a plan that goes out for public consultation. The public consultation informs the preparation of a draft development plan, which is submitted to the elected members for approval.
• Second stage: Once the draft plan has been approved by the elected members, it goes on public display and is open to public submissions for a period of at least 10 weeks. Any person can comment on the draft, and a number of events may be held during this consultation period to facilitate members of the public. The views of the public are taken into consideration by elected members who may amend the draft plan.
• Third stage: If the plan is significantly or materially changed from the draft plan, the amendments approved by the councillors go on further display for at least 4 weeks, during which time the public can comment on these changes. Following consideration of any new comments, the plan is formally adopted by the elected members and becomes the official development plan for the area.

Development plans sit within a hierarchy of national and regional plans and their core objectives must be consistent with the objectives set out in national and regional strategies. 

The national hierarchy of spatial plans consists of the National Planning Framework (NPF) underpinned by the investment priorities set out in the National Development Plan (NDP). The Regional Spatial and Economic Strategy (RSES) then sets out the regional framework for the implementation and delivery of the NPF.

Local Area Plans

Local Area Plans are made for specific areas within a county or city, particularly areas that require renewal or where large-scale development is expected. The Local Area Plan identifies and analyses issues of relevance before establishing and setting out principles for the future development of the area. 

The Local Area Plan will be informed by the city or county development plan and national and regional policies for planning, as well as the objectives of the development plan. 

Planning for a local authority’s own developments

If the local authority proposes to undertake development, they must gain permission through a process outlined in Part 8 of the Planning and Development Regulations 2001-2015. 

The ‘Part 8’ process gives responsibility to the elected members of the council to grant permission, following public consultation. 

The local authority must provide notice of the proposed development to the public, and members of the public can make submissions or observations which will feed into a report presented to the members of the council to consider when deciding whether or not to grant permission for the development to go ahead.

The report sets out whether development should go ahead based on the original proposal, or if it is recommended that a modified proposal should be followed instead based on feedback from the consultation process. 

Following consideration, the elected members decide whether to proceed as recommended, or to modify the development or not to proceed.

Strategic Development Zones (SDZs)

If the government considers development in a particular area to be of national importance they can designate that area a strategic development zone (SDZ). It means that large scale developments in the zone can get planning permission faster if they meet certain criteria. The criteria are decided by the local authority following public consultation.