Planning Consultancy Services specialises in providing informative planning advice and assistance to its clients in the following areas
This office caters for the preparation of all types of planning applications. This normally involves the project management of the planning application. This includes sourcing of appropriate and cost efficient drawings, the co-ordination of the project team including liaison with the client, the preparation of all required paperwork, negotiations with planning officials (pre-planning meetings) and the preparation of a planning consultants report (planning appraisal) to support the development proposal. This report serves to demonstrate how the planning application is compliant with legislative and planning policy requirements with a view to securing planning permission. Responses are made to further information requests and clarification requests where required.
‘Planning Consultancy Services’ has extensive experience in dealing with appeals to An Bord Pleanála. Each appeal is researched thoroughly and a detailed and compelling case is made to the Board in each instance. A planning appeal can be made against the decision of a planning authority by the applicant (First Party) or an objector (Third Party) to a decision by the Planning Authority. Appeal work can take many forms and can include:
- A First party appeal against a decision to refuse planning permission by the planning authority,
- A First party appeal against conditions imposed on a planning permission by the planning authority e.g. terms of Development Contributions,
- A Third party appeal against a decision by the planning authority to grant planning permission,
- A Third party appeal against conditions imposed by the planning authority.
Other Appeal work can include responses to appeals, referrals of declarations (exempted development), representation at oral hearings and Strategic Infrastructure negotiations with Board officials.
Expertise in this area has helped to achieve a high success rate on behalf of clients.
This office prepares comprehensive, concise and convincing submissions to Development Plans and Local Area Plans. Extensive experience has been gathered in both the formulation of Statutory Plans on behalf of Local Authorities, as well as the preparation of submissions on behalf of landowners and Community Organisations. A well prepared submission can assist planning officials and councillors to have appropriate regard to the views of the wider public. This service helps to deliver an effective public consultation process.
Situations can arise where an individual or business runs the risk of being adversely affected by a proposed development. This office can assist clients where there are substantive grounds to object, e.g. potential traffic hazard, adverse impact on residential amenity, non-compliance with planning standards or loss of light. In these circumstances, we are available to prepare comprehensive submissions so that the valid concerns of the client can be clearly assessed by the planning authority.
Environmental Impact Assessment (EIA) is the process by which the likely impacts on the environment of a proposed development or project are measured. If the likely impacts are unacceptable, design measures or other relevant mitigation measures can be taken to reduce or avoid those effects. The document from this process is called an Environmental Impact Statement (EIS). The planning regulations list thresholds in which the preparation of an EIS is mandatory. In relation to sub-threshold development the planning authority makes decisions on a case-by-case basis as to whether EIA is required. Planning Consultancy Services is experienced in the co-ordination and delivery of EIS documents for mixed use commercial, educational, quarries and renewable energy developments.
In accordance with the requirements of the EU Habitats directive, where plans or projects are located within close proximity of Environmental Designations (e.g. Special Areas of Conservation or Special Protection Areas), there is an obligation to undertake the Appropriate Assessment (AA) Process. The first test involves a preliminary assessment known as AA Screening. With the advent of the 2010 Planning and Development (Amendment) Act, the requirement for AA and AA Screening will be reinforced. In response to this requirement, Planning Consultancy Services in partnership with qualified ecologists delivers comprehensive Appropriate Assessment Screening reports in accordance with the requirements of the Planning Authority and the Department of Environment, Heritage and Local Government
Under the planning system many minor works to buildings and structures do not normally require planning permission. These works are known as exempted developments. However, for a protected structure (listed building) such works can only be carried out without planning permission if the works would not affect the character of the structure that contributes to its special interest. This office, in consultation with the local authority, has successfully used the ‘Section 5 Declaration’ process to allow a variety of works to proceed without the requirement for planning permission. Where planning permission is required, this office has demonstrated its expertise and resources to successfully guide ‘protected structure’ projects through the planning process.
According to the Irish Wind Energy Association (IWEA), it estimates that to meet Ireland’s target for 40% renewable energy sources for electricity by 2020, Ireland will have to generate 6,500 MW (megawatts) of power from wind. With 1,260 MW already installed, we need about 5,240 MW more power from wind, an equivalent of over 1,000 wind turbines in 10 years. This poses a significant infrastructural challenge for the Country. Planning Consultancy Services can assist in the delivery of wind farm projects. We have extensive experience with wind farm developments in the public and private sector, including both the adjudication and preparation of wind farm planning applications and Environmental Impact Statements. In particular, we are available to provide expert planning advice on Wind Farm Feasibility Studies, planning applications/appeals as well as submissions to County Wind Farm Strategy’s nationwide
Planning Authorities are directing increased resources to their enforcement and building control sections. As such enforcement queries are on the rise. This office assesses each enforcement case, having regard to its individual merits and site history. Advice is provided on how best to respond to warning notices and enforcement notices when issued by the local authority. Submissions to the Council together with the preparation of retention applications where relevant are prepared quickly and efficiently, in order to regularise any unauthorised works on site. This office has extensive experience with enforcement in relation to Advertisements/ Signage, unauthorised structures and Quarries.
We offer a wide range of additional services such as submissions to Development Contribution Schemes, Exempted Development Queries, Extension of the life of planning permission, Material Contraventions, Compliance with planning conditions, Outdoor Licensing Events etc. This is not an exhaustive list. If you have any planning query, do not hesitate to contact this office as we are here to assist you with your endeavours.