UK: Planning Appeals And The Internal Guidance Of The DPEA

Last Updated: 14 July 2011
Article by Murray Shaw

The whole appeal system in Scotland has been significantly changed as a result of the provisions of the Planning Etc (Scotland) Act 2006 and the Supplementary Regulations made to implement that legislation ( Hierarchy – Schemes of Delegation and Development Management). Inquiries are now few and far between and typically written submissions and/or hearing will be the norm. While the Directorate for Planning and Environmental Appeals (formerly the Reporters' Unit) (the DPEA) will seek the views of parties about processes and procedures they now have much more discretion to decide what processes and procedures they consider appropriate.

Against that background it is therefore helpful now to have access to internal guidance notices produced by the DPEA to assist Reporters with a number of issues. These are now available on the DPEA website. Click here to view. Being able to read these and understand the approach taken should allow those involved in the appeal process (whatever form it may take) to better understand the stance likely to be taken by Reporters and to advise their clients appropriately.

There are 15 different Guidance Notes available as follows:-

  1. Reporter Guidance Note 1 – Sists
  2. Reporter Guidance Note 2 – Listed Buildings
  3. Reporter Guidance Note 3 – Receipt of 2008 regs case file
  4. Reporter Guidance Note 4 – Time limits on planning permission (full)
  5. Reporter Guidance Note 5 – Time limits on planning permission (in principle)
  6. Reporter Guidance Note 6 – Site inspections (accompanied or unaccompanied)
  7. Reporter Guidance Note 7 – No further procedure
  8. Reporter Guidance Note 8 – Further procedure
  9. Reporter Guidance Note 9 – No variation of application
  10. Reporter Guidance Note 10 – Reporters' decisions, house style
  11. Reporter Guidance Note 11 – Applying timescales for appeal submissions
  12. Reporter Guidance Note 12 – Development Plan Examinations – role of lead reporter
  13. Reporter Guidance Note 13 – Development Plan Examinations – role of non-lead reporter
  14. Reporter Guidance Note 14 – Planning obligation appeals
  15. Reporter Guidance Note 15 – Good neighbour agreement appeals

In addition to these Guidance Notes the Scottish Government has made available a revised Code of Practice for handling inquiries under the Electricity Act 1989 together with their guidance to planning authorities in respect of Development Plan examinations.

Depending upon what sort of appeal you are involved in the relevant guidance is worth consideration. The various Guidance Notes identified above all carry a disclaimer making clear that each case must be considered on its merits and it is for the person dealing with the appeal to decide whether or not the guidance given is appropriate in any particular circumstance. The guidance goes on however that where a Reporter intends to depart from the guidance they should make the appropriate person internally aware so that any issues can be considered for future reference.

It is not appropriate to rehearse all the guidance notes but there are some points of particular interest.

In relation to sists the point is made that the decision making process should be efficient and avoid uncertainties for those who may be affected by development proposals. Accordingly there are 3 criteria that should be applied as follows:-

  1. It is thought there is a good reason to grant a sist (this seems to be potentially very wide scope);
  2. That it will not prejudice any party;
  3. It has been agreed by the main parties to the appeal.

Some amplification is given of good reasons – these apparently include unexpected events such as insolvency or death. In fact those sorts of eventualities are likely to be few and far between. Specifically however the fact that a fresh planning application has been lodged is not considered to be a good reason for a sist – the guidance suggests that the appellant can simply withdraw the appeal. While that is true that is unlikely to be a proposition that many parties would necessarily accept or welcome.

Guidance Note 3 deals with the receipt of a case under the new Regulations. In itself not necessarily particularly significant guidance but what is interesting are the timescales that the guidance sets out for dealing with particular type of cases. Where there is to be no further procedure a case should be determined within 8 weeks, where only a site visit is required then the case should be determined within 12 weeks and where there is to be further written evidence and a site visit the relevant period is 20 weeks. Where there is to be a hearing with a site visit 26 weeks is the expected timescale while for an inquiry session with a site visit 32 weeks is the expected timescale. Obviously these periods may vary having regard to the particular circumstances of the case. That guidance however is useful to help advise clients.

Guidance Note 5 deals with time limits on planning permission and makes the point that as the Act now deals with matters there is no need for specific conditions if the standard time limits are to apply. If the standard time limits are not to apply then the way in which they should be dealt with is by way of a direction in the "decision" part of the decision notice. The justification for that direction will be set out in the decision notice. Where this happens it may be necessary to give some consideration as to how that time limit may be further amended should this be necessary.

Site inspections are an integral part of the planning appeal process (however the appeal is actually determined). Guidance Note 6 deals with site inspections and in particular deals with the issue of whether they should be accompanied or unaccompanied. The guidance suggests in many cases an unaccompanied inspection "will be all that is required to obtain the necessary information". In particular the guidance makes the point that an accompanied inspection should not be carried out simply because one or more of the parties has requested this or because there are a number of interested parties. The guidance sets out specific situations where it may be preferable for the site visit to be accompanied. These include difficulties of access, where there is need to go onto private land and there is a concern the Reporter might be influenced by contact with a particular party, where there are issues about health and safety or where the presence of a particular party is necessary to explain the feature. The guidance makes the point that where the site inspection is to be accompanied the Reporter will not necessarily defer the inspection if one party does not attend or seeks an alternative date. The guidance also sets out how a site visit should be dealt with – procedures which will be familiar to all those who have been involved in the past.

The regulations made under the 2006 Act included provisions to allow the appointed person (the Reporter) to determine an appeal without any further procedure where that person did not consider further representations or information was required. Guidance Note 7 deals with this making clear that a site inspection in fact constitutes further procedure. Specifically the guidance sets out circumstances where this regulation might be relied upon, though Guidance Note 7 makes clear in particular that each case will need careful consideration by the Reporter. Amongst the circumstances where no further procedure may be necessary include where a development would clearly contravene National Planning Policy or Development Plan Policy and there are no material considerations to outweigh this, where the planning authority is not defending the appeal and where the appeal relates to a non-determination case and the planning authority indicates there would have been a grant of planning permission. Specific examples are also given in relation to enforcement appeals, certificates of lawful use or development and amenity notices.

Guidance Note 8 deals with what further procedure is appropriate making clear that the underlying emphasis for further procedure is to ensure that the Reporter obtains the further information that they require to determine the appeal. The guidance goes on to make clear that further written submissions will not routinely be invited but may be relevant if there is a lack of clarity about one party's position. Hearing sessions may be required where these would be helpful to enhance the Reporter's understanding of the situation, if there is some dispute but cross examination is not required, or where the evidence is really opinion evidence and that evidence needs to be explored by a Reporter in a structured discussion led by the Reporter. Inquiry sessions may be appropriate in accordance with the guidance where essential facts are in dispute and cross examination is required or whether there is a conflict of professional opinion.

Section 32A of the 1997 Act (Section 32A having been introduced by the 2006 Act) makes clear that an application cannot be varied after an appeal has been made. Guidance Note 9 really sets out that position in some detail making the point (not surprisingly) that if requests to amend the development are made then this cannot be accepted.

Guidance Notes 12 and 13 deal with Development Plan Examinations and in particular make clear the role of the Lead Reporter in comparison to other Reporters appointed to conduct the examination. The term "Lead Reporter" may be misleading in the sense that the role of the Lead Reporter is to take responsibility for the efficient management of the Development Plan examination – it is a project management role. Otherwise all Reporters are generally equal though the role of the Lead Reporter does encompass assessing conformity with the participation statement, determining the approach to the shape of the final report and liaising with the administrative team at DPEA. Certain decisions made by other Reporters need to be fed back to the Lead Reporter to provide the Lead Reporter to keep a track on progress and how much time will be involved.

The final two Guidance Notes, 14 and 15 deal with planning obligation appeals (i.e. seeking to vary a Section 75 Agreement) and good neighbour agreement appeals. These are new processes which only became effective in the early part of 2011. It is unlikely that any appeals in respect of good neighbour agreements will be made for some time because good neighbour agreements in themselves are an innovation. The position in relation to appeals in respect to planning obligations appears to be confused. Planning obligations are essentially the subject matter of Section 75 Agreements. There appears to be different views between planning authorities are to whether the legislation is retrospective or not.

The guidance gives no direction as to the grounds upon which any decisions will be made. What the guidance does stress however if that the decision of the Reporter is limited to one of three options:-

  • There should be no modification;
  • The agreement should be discharged;
  • The agreement can be modified as specified in the application.

Critically the guidance makes clear that a Reporter cannot modify an obligation in a way other than that proposed by the applicant/appellant.

Guidance Note 10 deals with how decisions should be written and the "house style" in relation to that. Long sentences and paragraphs are to be avoided as is jargon and Latin terms. There are specific provisions in respect of type appearance and how figures should be used. Probably to most appellants it is what the decision letter says rather than how it says it that is important!

Having access to this guidance is helpful and consulting it may well avoid disputes with DPEA or requests being made which are inevitably likely to fail.

The content of this article is intended to provide a general guide to the subject matter. Specialist advice should be sought about your specific circumstances.

To print this article, all you need is to be registered on Mondaq.com.

Click to Login as an existing user or Register so you can print this article.

Authors
 
In association with
Related Video
Up-coming Events Search
Tools
Print
Font Size:
Translation
Channels
Mondaq on Twitter
 
Register for Access and our Free Biweekly Alert for
This service is completely free. Access 250,000 archived articles from 100+ countries and get a personalised email twice a week covering developments (and yes, our lawyers like to think you’ve read our Disclaimer).
 
Email Address
Company Name
Password
Confirm Password
Position
Mondaq Topics -- Select your Interests
 Accounting
 Anti-trust
 Commercial
 Compliance
 Consumer
 Criminal
 Employment
 Energy
 Environment
 Family
 Finance
 Government
 Healthcare
 Immigration
 Insolvency
 Insurance
 International
 IP
 Law Performance
 Law Practice
 Litigation
 Media & IT
 Privacy
 Real Estate
 Strategy
 Tax
 Technology
 Transport
 Wealth Mgt
Regions
Africa
Asia
Asia Pacific
Australasia
Canada
Caribbean
Europe
European Union
Latin America
Middle East
U.K.
United States
Worldwide Updates
Check to state you have read and
agree to our Terms and Conditions

Terms & Conditions and Privacy Statement

Mondaq.com (the Website) is owned and managed by Mondaq Ltd and as a user you are granted a non-exclusive, revocable license to access the Website under its terms and conditions of use. Your use of the Website constitutes your agreement to the following terms and conditions of use. Mondaq Ltd may terminate your use of the Website if you are in breach of these terms and conditions or if Mondaq Ltd decides to terminate your license of use for whatever reason.

Use of www.mondaq.com

You may use the Website but are required to register as a user if you wish to read the full text of the content and articles available (the Content). You may not modify, publish, transmit, transfer or sell, reproduce, create derivative works from, distribute, perform, link, display, or in any way exploit any of the Content, in whole or in part, except as expressly permitted in these terms & conditions or with the prior written consent of Mondaq Ltd. You may not use electronic or other means to extract details or information about Mondaq.com’s content, users or contributors in order to offer them any services or products which compete directly or indirectly with Mondaq Ltd’s services and products.

Disclaimer

Mondaq Ltd and/or its respective suppliers make no representations about the suitability of the information contained in the documents and related graphics published on this server for any purpose. All such documents and related graphics are provided "as is" without warranty of any kind. Mondaq Ltd and/or its respective suppliers hereby disclaim all warranties and conditions with regard to this information, including all implied warranties and conditions of merchantability, fitness for a particular purpose, title and non-infringement. In no event shall Mondaq Ltd and/or its respective suppliers be liable for any special, indirect or consequential damages or any damages whatsoever resulting from loss of use, data or profits, whether in an action of contract, negligence or other tortious action, arising out of or in connection with the use or performance of information available from this server.

The documents and related graphics published on this server could include technical inaccuracies or typographical errors. Changes are periodically added to the information herein. Mondaq Ltd and/or its respective suppliers may make improvements and/or changes in the product(s) and/or the program(s) described herein at any time.

Registration

Mondaq Ltd requires you to register and provide information that personally identifies you, including what sort of information you are interested in, for three primary purposes:

  • To allow you to personalize the Mondaq websites you are visiting.
  • To enable features such as password reminder, newsletter alerts, email a colleague, and linking from Mondaq (and its affiliate sites) to your website.
  • To produce demographic feedback for our information providers who provide information free for your use.

Mondaq (and its affiliate sites) do not sell or provide your details to third parties other than information providers. The reason we provide our information providers with this information is so that they can measure the response their articles are receiving and provide you with information about their products and services.

If you do not want us to provide your name and email address you may opt out by clicking here .

If you do not wish to receive any future announcements of products and services offered by Mondaq by clicking here .

Information Collection and Use

We require site users to register with Mondaq (and its affiliate sites) to view the free information on the site. We also collect information from our users at several different points on the websites: this is so that we can customise the sites according to individual usage, provide 'session-aware' functionality, and ensure that content is acquired and developed appropriately. This gives us an overall picture of our user profiles, which in turn shows to our Editorial Contributors the type of person they are reaching by posting articles on Mondaq (and its affiliate sites) – meaning more free content for registered users.

We are only able to provide the material on the Mondaq (and its affiliate sites) site free to site visitors because we can pass on information about the pages that users are viewing and the personal information users provide to us (e.g. email addresses) to reputable contributing firms such as law firms who author those pages. We do not sell or rent information to anyone else other than the authors of those pages, who may change from time to time. Should you wish us not to disclose your details to any of these parties, please tick the box above or tick the box marked "Opt out of Registration Information Disclosure" on the Your Profile page. We and our author organisations may only contact you via email or other means if you allow us to do so. Users can opt out of contact when they register on the site, or send an email to unsubscribe@mondaq.com with “no disclosure” in the subject heading

Mondaq News Alerts

In order to receive Mondaq News Alerts, users have to complete a separate registration form. This is a personalised service where users choose regions and topics of interest and we send it only to those users who have requested it. Users can stop receiving these Alerts by going to the Mondaq News Alerts page and deselecting all interest areas. In the same way users can amend their personal preferences to add or remove subject areas.

Cookies

A cookie is a small text file written to a user’s hard drive that contains an identifying user number. The cookies do not contain any personal information about users. We use the cookie so users do not have to log in every time they use the service and the cookie will automatically expire if you do not visit the Mondaq website (or its affiliate sites) for 12 months. We also use the cookie to personalise a user's experience of the site (for example to show information specific to a user's region). As the Mondaq sites are fully personalised and cookies are essential to its core technology the site will function unpredictably with browsers that do not support cookies - or where cookies are disabled (in these circumstances we advise you to attempt to locate the information you require elsewhere on the web). However if you are concerned about the presence of a Mondaq cookie on your machine you can also choose to expire the cookie immediately (remove it) by selecting the 'Log Off' menu option as the last thing you do when you use the site.

Some of our business partners may use cookies on our site (for example, advertisers). However, we have no access to or control over these cookies and we are not aware of any at present that do so.

Log Files

We use IP addresses to analyse trends, administer the site, track movement, and gather broad demographic information for aggregate use. IP addresses are not linked to personally identifiable information.

Links

This web site contains links to other sites. Please be aware that Mondaq (or its affiliate sites) are not responsible for the privacy practices of such other sites. We encourage our users to be aware when they leave our site and to read the privacy statements of these third party sites. This privacy statement applies solely to information collected by this Web site.

Surveys & Contests

From time-to-time our site requests information from users via surveys or contests. Participation in these surveys or contests is completely voluntary and the user therefore has a choice whether or not to disclose any information requested. Information requested may include contact information (such as name and delivery address), and demographic information (such as postcode, age level). Contact information will be used to notify the winners and award prizes. Survey information will be used for purposes of monitoring or improving the functionality of the site.

Mail-A-Friend

If a user elects to use our referral service for informing a friend about our site, we ask them for the friend’s name and email address. Mondaq stores this information and may contact the friend to invite them to register with Mondaq, but they will not be contacted more than once. The friend may contact Mondaq to request the removal of this information from our database.

Security

This website takes every reasonable precaution to protect our users’ information. When users submit sensitive information via the website, your information is protected using firewalls and other security technology. If you have any questions about the security at our website, you can send an email to webmaster@mondaq.com.

Correcting/Updating Personal Information

If a user’s personally identifiable information changes (such as postcode), or if a user no longer desires our service, we will endeavour to provide a way to correct, update or remove that user’s personal data provided to us. This can usually be done at the “Your Profile” page or by sending an email to EditorialAdvisor@mondaq.com.

Notification of Changes

If we decide to change our Terms & Conditions or Privacy Policy, we will post those changes on our site so our users are always aware of what information we collect, how we use it, and under what circumstances, if any, we disclose it. If at any point we decide to use personally identifiable information in a manner different from that stated at the time it was collected, we will notify users by way of an email. Users will have a choice as to whether or not we use their information in this different manner. We will use information in accordance with the privacy policy under which the information was collected.

How to contact Mondaq

You can contact us with comments or queries at enquiries@mondaq.com.

If for some reason you believe Mondaq Ltd. has not adhered to these principles, please notify us by e-mail at problems@mondaq.com and we will use commercially reasonable efforts to determine and correct the problem promptly.