ISLE OF
WIGHT COUNCIL DEVELOPMENT CONTROL COMMITTEE
TUESDAY 15 FEBRUARY 2005
To outline the proposed implementation of a Development Team Approach for the determination of significant planning applications.
The proposed implementation of a Development Team Approach (DTA) has been identified as a significant matter that needed to be pursued within the Environment Services directorate.
The
introduction of a DTA is also a key element of the Planning Services Best Value
Improvement Plan.
The matter
was discussed at the Directors’ Group on 3 December, and it was agreed that a
report be prepared for this Committee.
One of the Council’s corporate priorities is the development of the local economy, and to encourage local enterprise and new investment on the Island. An important element in securing investment is providing early advice to help proposals through the regulatory planning processes. The DTA sets out to bring together representatives from appropriate Council services (and in some cases external agencies) to offer co-ordinated advice on a proposed development well before the eventual submission of a planning application.
Properly
applied, a DTA will assist in:-
(a)
encouraging new development in
appropriate locations
(b)
providing a single and consistent
point of contact for investors and developers
(c)
providing early advice on
development proposals and identifying issues where further work is required
(d)
discouraging proposals which
obviously and clearly conflict with planning policies
(e)
bring together staff from various
disciplines in a common purpose
(f)
the speedier processing of eventual
applications.
A
by-product of a DTA will be significantly improved communication between the
Council, developers and other agencies.
Investor confidence is often enhanced, and the opportunities for
inconsistency to arise between initial advice and an application’s
determination are significantly reduced.
Consultation will commence shortly on a protocol for securing Section 106 Agreements on developments which exceed certain thresholds on the Island. There is a clear and obvious overlap between a DTA and securing Section 106 Agreements, and in many cases the same officers will be involved in both strands of the discussions. It will also be helpful to proposed developers to be made aware of Section 106 requirements as early as possible in the process so that they can make the necessary commercial judgements on the viability or otherwise of development options.
There are currently a variety of gateways into the Council for developers. In some instances major investors based on the mainland may initially approach the Isle of Wight Economic Partnership and/or SEEDA. Initial contact on tourism proposals are frequently made with the Head of Tourism. In some instances more locally-based projects are discussed with the local Members. In other cases development proposals are originally directed to the Strategic Director of Environment Services or relevant portfolio holders. The introduction of a DTA would not replace these existing gateways into the Council – rather it would provide a mechanism into which these initial enquiries would be channelled insofar as early planning advice would be required.
The Development Team would consist of the following service input:
Planning Services – lead officers
Engineering Services – Highways
& Drainage/Local Transport Plan/Green Travel Plans
Consumer Protection –
Noise/Pollution
Tourism – Detailed advice on tourism
proposals
Education – Detailed advice on
school provision
- Detailed advice on community
and cultural provision etc.
Isle of Wight Economic Partnership.
It is proposed that the Development Team would initially invite submissions consisting of an indicative proposal and a covering letter.
The development team would meet on a fortnightly basis, and will usually provide a written response within 7 working days of the meeting. Where appropriate an invitation would be extended to the proposed developer (and appropriate representatives) to discuss the matter further with the development team. This process would overcome the current situation where the Council’s ‘development team’ is often ill-prepared to provide any detailed advice to a developer at an initial meeting.
FINANCIAL IMPLICATIONS
The introduction of a DTA is largely resource neutral – it is effectively working in a more effective manner to provide an improved service to businesses and investors.
The correct and full application of Section 106 Agreements may well result in increased developer contributions to a variety of projects on the Island.
|
RECOMMENDATION 1. That Members note the introduction of a Development Team Approach. 2. That a letter be sent to all Members on its introduction, and the importance of referring all such enquiries into the Development Team. |
Andrew Ashcroft
Head of Planning Services