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Have changes to development management practices in Northern Ireland brought transformative change?
Since the devolution of planning powers to local councils in 2015, Northern Ireland's planning process has undergone significant transformation. Over the years, several new development management practices have been introduced, with the aim of improving efficiency, reducing costs, and shortening timelines. Senior Strategic Communications Consultant, Michael Jardine and Planner, Aoife Byrne, provides an overview of how the development management process has evolved, alongside an assessment of council performance in recent years.
For developers, local authorities, and members of the public, understanding how these changes have shaped the planning landscape is crucial for navigating the system. By reflecting on the progress made since 2015, we can better understand whether these reforms have delivered on their intended outcomes.
Have determination timeframes improved?
One of the most notable areas of focus has been the determination timeframes for planning applications. Our previous update discussed how the Department for Infrastructure (DfI) has been under pressure to improve processing times and streamline the decision-making process.
In 2015/16, the first year of operation of the reformed planning system, average processing times for local applications across all councils was 19.4 weeks. The latest figures for 2024/25 (Q3) show an average processing time of 19.2 weeks. There has been little change in these headline figures but there is greater variance when looking at the councils individually, as shown in the below graph.
The average processing time for major applications in 2015/16 was 46.2 weeks across Northern Ireland. The most recent statistics for 2024/25 (Q3) have demonstrated this is now 39.7 weeks across all councils. Whilst this is still considerably above the statutory target of 30 weeks, this is a slight improvement in comparison with figures for 2015/16. Again, however, it varies significantly between council areas, as shown in the below graph.
Pre-Application Discussion (PAD)
Pre-Application Discussions (PADs) are a non-statutory service offered by councils that allow applicants to engage with planning officers before submitting a formal planning application. This early dialogue can clarify submission requirements and flag potential issues.
The priority and resourcing of PADs vary widely across councils. Often treated as low priority and under-resourced, some councils, such as Belfast City Council and Causeway Coast & Glens Borough Council, have introduced fees for PADs. It remains unclear yet whether PADs significantly improve processing times, based on current performance data. Due to their non-statutory nature, PADs can often lack defined timescales and procedural consistency.
In our experience, when properly managed and resourced, PADs can improve application quality and reduce processing times. If administered with purpose and with appropriate resource, there is an opportunity to reduce overall processing times and improve the quality of planning applications.
There is an opportunity for the DfI, in its leadership role, to establish principles that individual councils can adapt for their own PAD process. These should include clearly defined deliverables in collaboration with the applicant (with the applicant identifying their objectives for the PAD), establishing a timebound process, and ensuring that each PAD concludes with a formal written response from the council or DfI.
Planning Performance Agreements (PPAs) should also be more consistently applied, particularly for major and regionally significant applications. PPAs can build on PAD outcomes and maintain momentum through shared responsibilities. Pilot initiatives could be trialled with selected councils and DfI-led projects.
Application validation checklists
As reported in our April 2025 update, the DfI have introduced amendments to The Planning (General Development Procedure) Order (Northern Ireland) 2015 (GDPO), granting the 11 councils the power to prepare and publish validation checklists.
Validation checklists outline the information required for an application to be considered valid and officially entered into the system. Whilst statutory minimum requirements under the GDPO (e.g. location plans, drawings) remain unchanged, the new checklists will specify additional information tailored to the type, scale, and location of the proposed development.
Whilst some councils had non-statutory checklists in place, to guide applicants on supporting information required, the key change is that under the new powers, validation checklists now carry statutory weight and compliance. Belfast City Council is the first council in Northern Ireland to do so, implementing their checklist in response to the lack of legislative tools to reject poor-quality applications. Previously, applications lacking necessary information could not be formally returned as invalid.
It is still unclear whether the checklist will improve determination times in Belfast, although its effectiveness may become more evident as time passes. Successful outcomes also will depend heavily on co-operation from statutory consultees.
Belfast City Council’s checklist now includes up to 46 potential information requirements. If a similar approach is adopted by other councils and is applied rigidly, this could burden applicants with duplicative submissions - information often already covered in planning statements or other standard documents. This highlights the need for proportionate use and clarity on what is genuinely required. While measures to improve application quality is welcome, a rigid, checklist-driven approach could hinder more than help.
Pre-Application Community Consultation in NI
Ten years after the devolution of planning powers in Northern Ireland in 2015, the Pre-Application Community Consultation (PACC) and stakeholder engagement processes have seen both advancements and ongoing challenges.
The Planning Act (Northern Ireland) 2011 introduced mandatory PACC for regionally significant and major developments, effective from July 2015. This requires applicants to submit a Proposal of Application Notice (PAN) at least 12 weeks before submitting a planning application, detailing the intended consultation process. Statutory requirements include at least one public event and prior advertisement in a local newspaper.
Additionally, councils have come to expect additional measures such as notifying local councillors and distributing leaflets to neighbouring properties and, following the COVID-19 pandemic, most major applications incorporate some element of digital consultation such as a consultation website or webinar.
Despite these provisions for engagement, a 2022 review by the Northern Ireland Audit Office highlighted a number of systemic issues. The planning system was found to be fragmented, with siloed operations among councils, departments, and statutory consultees. This disjointed approach has led to delays, particularly in major applications, and has hindered effective stakeholder engagement.
Efforts are underway to address these shortcomings. The DfI has proposed updates to the Planning (Development Management) Regulations (NI) 2015, aiming to incorporate digital consultation methods to enhance public participation.
Whilst the introduction of PACC requirements for major and regionally significant applications in 2015 marked a significant step towards more inclusive and collaborative planning engagement, the past decade has revealed areas still in need of improvement. Continual reform and collaborative efforts are essential to ensure that the planning system effectively serves the needs of Northern Ireland's communities, evolving with the needs of its people and economy to serve their interests.
Conclusion
Whilst the devolution of planning powers in 2015 was intended to streamline the planning process in Northern Ireland, the decade since has revealed a mixed picture of progress. Some positive steps have been taken, including efforts to formalise early engagement through the PAD and PACC processes. However, persistent challenges remain, particularly surrounding determination timeframes and resourcing across councils.
Further leadership from DfI, consistency, clear guidance, and improved collaboration between councils, statutory consultees, and applicants will be essential to deliver a planning process that is both efficient and responsive. For more information, please contact Michael Jardine or Aoife Byrne.
6 May 2025