Public Consultation and the Planning Process: What Developers Need to Know
Public consultation can play an important role in the planning and development process, particularly for larger, more complex or potentially sensitive proposals. Engaging with local communities and stakeholders gives developers an opportunity to explain their plans, understand concerns and consider feedback before a planning application is determined.
For developers, public consultation should not be viewed simply as a requirement to satisfy. When planned properly, it can form part of a wider planning and communications strategy, helping to identify potential issues early and establish constructive relationships with the people and organisations connected to a development.The exact consultation requirements will depend on the development and the relevant local planning authority. However, understanding how public consultation fits into the planning process can help developers plan engagement more effectively.
What Is the Difference Between Public Consultation and Statutory Consultation?
Public consultation is a broad term covering the process of seeking views from communities and stakeholders about a proposed development.
Statutory consultation is different. It refers to formal consultation required under planning legislation or other applicable regulations.
Once a planning application has been submitted, the local planning authority will generally undertake its own consultation process. This may involve notifying neighbours, publishing information online and seeking comments from relevant organisations.
Developer-led consultation can take place before this stage.
Pre-application engagement gives developers an opportunity to communicate with communities and stakeholders before the formal planning process reaches its later stages.
Understanding the distinction is important because developer-led consultation does not replace any statutory consultation requirements imposed by the planning system.
Why Should Developers Consult Before Submitting a Planning Application?
Waiting until a planning application has been submitted can limit the opportunity to respond to community concerns.
By engaging earlier, developers may be able to identify issues while proposals are still being developed.
For example, consultation could highlight concerns about:
• Traffic and highways
• Parking
• Building heights
• Design and appearance
• Green space
• Ecology
• Noise
• Construction activity
• Housing mix
• Local infrastructure
• Community facilities
• Access and pedestrian routes
Not every concern will result in a change to the proposal. However, identifying concerns early gives the development team an opportunity to consider whether changes, additional information or clearer communication could address them.
This can make the consultation process more meaningful and help the project team prepare for questions that may arise during the formal planning process.
When Should Public Consultation Take Place?
There is no single point in the planning process when every development should undertake public consultation.
The appropriate timing will depend on factors such as the scale of the proposal, its location, the likely level of community interest and the stage of design.
For many developments, early engagement can be beneficial because there is greater scope to consider feedback.
However, consultation should not necessarily begin before there is enough information to explain the proposal properly.
The development team needs to strike a balance between engaging early and having sufficient detail available for meaningful discussion.
A consultation strategy should therefore be aligned with the wider planning programme.
What Does a Pre-Application Public Consultation Involve?
Pre-application consultation can take different forms depending on the development.
A consultation programme might include a dedicated project website, public exhibition, community meeting, stakeholder briefing, online questionnaire, consultation leaflet or direct communication with specific organisations.
For a major development, several methods may be combined to provide different ways for people to participate.
The consultation materials should explain the proposal clearly and avoid unnecessary technical language.
People should be able to understand what is being proposed, where it is located, what the potential benefits and impacts are and how they can provide feedback.
Providing clear information is particularly important where proposals are complex.
How Should Developers Respond to Consultation Feedback?
Collecting feedback is only one part of public consultation.
Developers should establish a process for reviewing and analysing responses so that recurring issues and significant concerns can be identified.
Feedback can be grouped into themes such as transport, design, housing, environment, infrastructure or community benefits.
The development team can then consider whether any changes or additional measures are appropriate.
It is important to be realistic about what consultation can achieve. A development cannot always accommodate every request, particularly where suggestions conflict with planning policy, technical requirements, viability or other project considerations.
However, where feedback cannot be incorporated, clear communication can help explain why.
How Can Consultation Support a Planning Application?
A well-managed consultation process can provide evidence of engagement that contributes to the wider planning strategy.
• A consultation report can document:
• Who was consulted
• When consultation took place
• How people were engaged
• What information was provided
• How many responses were received
• The main themes identified
• How concerns were considered
• What changes were made
• Any issues that could not be addressed
This provides a transparent record of the engagement undertaken.
The exact information required will depend on the development and local planning requirements, so developers should ensure their approach is consistent with relevant planning advice and local policies.
How Should Developers Respond to Consultation Feedback?
Collecting feedback is only one part of public consultation.
Developers should establish a process for reviewing and analysing responses so that recurring issues and significant concerns can be identified.
Feedback can be grouped into themes such as transport, design, housing, environment, infrastructure or community benefits.
The development team can then consider whether any changes or additional measures are appropriate.
It is important to be realistic about what consultation can achieve. A development cannot always accommodate every request, particularly where suggestions conflict with planning policy, technical requirements, viability or other project considerations.
However, where feedback cannot be incorporated, clear communication can help explain why.
How Can Consultation Support a Planning Application?
A well-managed consultation process can provide evidence of engagement that contributes to the wider planning strategy.
• A consultation report can document:
• Who was consulted
• When consultation took place
• How people were engaged
• What information was provided
• How many responses were received
• The main themes identified
• How concerns were considered
• What changes were made
• Any issues that could not be addressed
This provides a transparent record of the engagement undertaken.
The exact information required will depend on the development and local planning requirements, so developers should ensure their approach is consistent with relevant planning advice and local policies.
How Can Public Consultation Help Manage Planning Risk?
No consultation process can guarantee that a planning application will be approved.
However, early engagement can help identify potential problems before an application is submitted.
Understanding community concerns can allow developers to consider whether aspects of a proposal should be reviewed or whether additional information is needed.
It can also help the project team prepare clear responses to likely questions and establish relationships with important stakeholders.
This makes consultation a useful part of broader planning risk management.
Public Consultation and Planning in the Midlands
For developments in the Midlands, consultation needs to take account of the specific planning and community context of the location.
A proposal in a major urban area may involve different stakeholders and concerns from a development in a smaller town or rural community.
Issues such as housing delivery, transport, infrastructure, employment, regeneration and the use of land can all influence how a proposal is received.
A public consultation company in the Midlands should therefore understand both the principles of effective engagement and the local property and development environment.
Gough Property Communications provides public consultation services for property and development projects, supporting clients with consultation strategy, stakeholder engagement, community communications, consultation events and reporting.
Should You Use a Public Consultation Company?
Managing consultation internally may be appropriate for some smaller projects. However, complex or high-profile developments can benefit from specialist support.
A professional public consultation company can help with:
• Consultation strategy
• Stakeholder mapping
• Community research
• Consultation materials
• Public exhibitions
• Digital consultation
• Stakeholder communications
• Political engagement
• Feedback analysis
• Consultation reporting
The right approach will depend on the development, its location and the audiences involved.
For developers undertaking consultation in the Midlands, local knowledge combined with property and planning communications experience can be particularly useful.
Plan Your Public Consultation Strategically
Public consultation should be considered alongside the wider planning strategy rather than as a separate exercise.
Engaging at the right time, identifying the appropriate stakeholders, communicating proposals clearly and properly analysing feedback can all contribute to a stronger consultation process.
If you are planning a development and need professional support, Gough Property Communications can help you develop and deliver a consultation programme tailored to your project.
Explore our public consultation services or contact Gough Property Communications to discuss your development.
What Should Developers Consider Before Consultation Begins?
Before launching a consultation, the development team should establish what the engagement is intended to achieve.
• This can include identifying:
• The objectives of the consultation
• The key stakeholders
• The communities likely to be affected
• The main issues associated with the development
• The information that needs to be communicated
• Appropriate consultation methods
• The consultation timetable
• How feedback will be recorded
• How feedback will be analysed
• How responses will be communicated
Stakeholder mapping is particularly useful at this stage.
A development may have dozens of potentially relevant stakeholders, but they will not all have the same level of interest or influence.
Understanding this landscape can help ensure resources are focused on the audiences that matter most.