We devise and advise on project planning strategy, helping clients determine the best course of action to take with project phasing, timing and application approach. This strategy advice can be provided on a project level to help chart the right course for a project, or at a strategic level to ensure the necessary and correct policies are in place to support a future project.
Substitute Consent Applications
For projects that cannot avail of retention planning permission, we compile and submit substitute consent applications to An Bord Pleanála. This includes seeking leave to apply for substitute consent, and when that is granted, preparing the application including Remedial Environmental Impact Statement (REIS) and Remedial Nature Impact Statement (RNIS) whenever required.
Part V (5) Compliance
We lead or advise on interactions with Planning Authorities to agree the Part V (Part 5) social housing requirements for residential developments. This can include representing applicants/developers in discussions with Planning Authorities and agreeing the mechanism for how the social housing element of residential developments are to be provided.
Following a successful grant of planning permission, we can manage in full the condition compliance submission and agreement process with Planning Authorities. This can involve preparing new additional submissions, or repackaging information already available to ensure a job can proceed in line with a client’s or developer’s project programme.
Retail Impact Statements
Our retail impact statements quantify existing retail floor areas, consider population demographics and projections and build a fully informed case for the need for additional retail space in a locality.
Linguistic Impact Statements
For proposed developments in Gaeltacht areas, we prepare Linguistic Impact Statements where planning policies require the integrity of Irish-speaking areas is protected. Our statements consider the number of Irish speakers in the existing population and look at the potential impact of adding the proposed number of residential units and how the linguistic integrity of the area can be safeguarded.
FRA Sequential Tests
For developments in flood risk areas that are subject to Flood Risk Assessments (FRA), a sequential test is required to demonstrate that no other suitable site outside of flood risk zones could have been selected. When doing so, we take a planning-led, methodical approach to identifying and ranking all other potential sites, to validate the selection of the chosen site.
Where a site has yet to be identified for a project or site, or a developer wants to identify the best available site for a particular development, we use a constraints-led approach to identify the optimum site for a project. Our approach uses detailed GIS mapping to identify constraints and facilitators for developments, and project-specific site selection criteria that will demonstrate the site selection exercise started with a “blank page” approach and ended up with the optimum available site being identified and selected.