Open Letter to Councillors: You MUST talk to developers!
Dear Councillors,
Talking to developers is in your and your community’s best interests. Paragraph 39 of the NPPF says: “Early engagement has significant potential to improve the efficiency and effectiveness of the planning application system for all parties. Good quality pre-application discussion enables better coordination between public and private resources and improved outcomes for the community.”
Early and proactive engagement in discussions with Ward Councillors and Planning Portfolio Holders helps developers to shape applications even before they get anywhere near the drawing board. Leaders and Portfolio Holders in particular may need to act as managers of council assets acting as partners in the delivery of some strategic developments – balancing an asset management role with civic leadership and representing the interests of constituents. You are able to use your position as local leaders to shape important developments that will realise the aspirations for the area.
Ward Councillors must have the right information about proposals happening in their area to be as effective community representatives as possible. In encouraging developers to make plans that your community will value you also can achieve multiple benefits for your community.
Councillors involved in early discussions have an invaluable opportunity to understand issues of viability and to explore potential contributions to local infrastructure and affordable housing. Councillors are able to provide a clear steer on not only what it need in the community but what’s likely to be acceptable. Councillors provide a crucial role identifying likely identifying problems, as much opportunities to be addressed as the proposals for the development are put together.
NOTE: The outcome of the planning application is not pre-determined by this process!
Whatever the myths on the subject, the rules around probity defined in the Localism Act (S25) that ensure that Councillors behave with the highest standards in relation to their role in planning are not a barrier to Councillors being actively involved in bringing their local knowledge, expertise and understanding of community concerns to bear in the pre-application process. A councillor expressing an opinion about an issue (“I am concerned about student accommodation”) is very different from a councillor saying they will vote against a planning application (“I will vote against every planning application for student accommodation”.
Formal briefings to Councillors at a meeting, in some form of presentation or less formally by phone or e-mail, provide a model opportunity for a prospective applicant to give an introduction to a development proposal while that proposal is still at a formative stage.
So, DO YOUR JOB! Respond when we try to engage you. Your community deserves to have your input shaping their corner of the country. Our team entirely consists of senior Councillors and MPs who did this job too- we’ve been through the many hours of planning committees, the viability reports and the site visits. Crucially, our vast experience helps us to know how to help you to get the best for your community too... So, let’s build a Community Communications Partnership! (see where the name comes from?)
Every time you don’t engage you are failing at your job to represent the people who voted you in!
Expect a call from our team soon!
Henry
PS: Officers, stop advising Councillors they aren't ‘allowed’ to meet developers- you are obstructing their civic duties (you know who you are… STOP IT!)