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The following is a summary of the wide range of factors that can contribute to delaying a decision on a planning applications. The range of factors influencing speed have been taken from comments made by the representatives from Dundee City Council, Perth and Kinross Council and Glasgow City Council.
The speed that applications are dealt with is influenced by the priority and level of resources given to the Development Control function by the Council. Also influential is the general emphasis given to the speed of decision making by the Council.
There was a mixed view expressed on the effectiveness of pre-application discussions in speeding up the process. These discussions can deflect from other registered applications and can be open to misinterpretation. There were concerns over the length of time taken in pre-application discussions particularly on PFI proposals. There are also resource implications in obtaining views from interested parties to respond to pre-application discussions on a development which may not lead to a planning application.
The speed of registration is often outwith the control of the case officer and dependant on the role and competency of administrative staff and the efficiency of any information technology used. Time can be taken to interpret the GDPO. There is a need to ensure the best working methods are employed to achieve efficiency in the registration process.
Delays can result when requests for further information are necessary, particularly when major applications are not accompanied up front with essential information such as a Transport Impact Assessment or Retail Impact Assessment. The speed will be affected when an applicant or agent delays in providing essential additional information.
The total number of applications received and the proportion that are major or complex applications significantly determines the speed in processing applications. Also, the proportion of listed buildings applications and the need to notify Historic Scotland can have a significant impact on the speed of determining applications.
Development Control staff are involved with work beyond purely processing applications. Additional tasks include:
The number of staff and the efficiency of the management will impact on the speed of processing applications. The level of staff competence, motivation and computer skills impacts on speed. Also important is the accessibility to advice from staff in other part of the planning function, such as on design or landscaping, and from information technology support staff. The level of annual leave, sick leave and flexi-leave will impact on staffing levels and the speed at which applications can be processed.
The need for statutory advertisements and the time taken to organise placement of adverts will impact on speed.
The speed at which consultation letters are sent out and the length of time take to obtain responses. Also influential is the willingness of planning authorities to proceed to a decision without a consultation response. The designation of community council's as statutory consultees has resulted in an increased demand for information and consultation on applications.
The applicants or agents actions clearly impact on processing applications. They may use delay tactics or request to suspend processing an application or defer when the application is already on the agenda for a committee. They may withdraw at an advanced stage after much processing. As a result of delays there may be a need for re-notification or further advertisement.
Council's are keen to encourage negotiations that will add quality to developments. Planning authorities generally find that most major developers seek to enter into negotiation to bring added value rather than going to the expense of appeal. The speed of negotiation will be affected by the procedure for dealing with non-material amendments.
The age and quality of the development plan will influence speed. This will impact on the number of departures from the development plan that require advertisement.
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