Frequently Asked Questions

A planning consultant provides expert guidance on navigating planning regulations, securing approvals, and optimising development proposals. They assess feasibility, manage applications, challenge refusals, and ensure projects comply with policies while minimising risks and costs.

While architects design buildings to meet aesthetic, functional, and structural needs, planning consultants advise on the critical parameters within which architects work - such as height, massing, land use, and density - ensuring proposals comply with planning policies and maximise development potential. Planning consultants engage with local authorities, coordinate other technical consultants, mitigate risks, and secure approvals, providing the strategic foundation that architects build upon.

Planning regulations can be complex, and mistakes can lead to costly delays or refusals. A consultant helps streamline the process, anticipate challenges, prevents costly setbacks, and improve your chances of approval.

Ideally, as early as possible in your project to avoid delays or costly mistakes. If you are considering a development, I offer an initial consultation to assess your project, provide strategic insights, and guide you through the planning process. Contact me to discuss your plans.

Many extensions require permission, but some fall under permitted development. We can help assess this.

Yes, but it carries risks. A retrospective application seeks approval for work already carried out, but refusal may require alterations or even removal of the development. It is best to secure permission beforehand.

The timeline varies based on project complexity and council procedures. 

• Prior approval applications – Councils must determine these within statutory timeframes, typically 56 days. In some cases, approval is automatically granted if no decision is made within the required period.

• Householder applications and minor developments – Usually 8 weeks.

• Discharge of conditions – Typically 8 weeks.

• Large-scale developments – Generally 13 weeks

However, delays may arise due to objections, planning committee reviews, or Section 106 negotiations. Additionally, some councils experience staffing shortages, leading to inefficiencies in processing applications within standard timeframes. If an application exceeds its deadline, you can appeal against 'Non-determination' or, in some cases, apply for deemed discharge for certain conditions.

Site plans, design statements, surveys (e.g., ecology), and application forms are usually required.

Yes, we can manage the full submission process for you.

The process begins with determining the type of application. Most permitted developments do not require public consultation, except those needing prior approval such as larger household extensions. Neighbour objections can sometimes delay planning approvals, particularly if a council requires applications to be reviewed by a planning committee after receiving a certain number of objections or councillor call-in requests. To manage this effectively: 

Understand the basis of objections 

Only material planning considerations (such as impact on privacy, overshadowing, or highway safety) should influence a planning decision. Personal preferences or non-planning concerns typically hold little weight. 

Prepare a strong application 

A proposal backed by policy, technical evidence, and a clear planning justification can help preempt objections and demonstrate compliance. 

Engage proactively 

Where appropriate, discussing plans with neighbours in advance may address concerns before they escalate to formal objections. 

Work with planning officers 

Their feedback can help refine applications to align with policy, minimizing grounds for objection. A well-prepared strategy ensures objections don't unnecessarily stall approvals or force revisions.

No. Most applications are decided by planning officers under delegated authority. However, councillors can 'call in' applications for planning committee, especially if there is controversy or strong opposition.

A call-in means the application will be decided by elected councillors rather than planning officers. In such cases, I provide strategic guidance on presenting a strong case to secure approval.

These are legitimate factors that influence planning decisions, such as impact on neighbours, design quality, environmental concerns, and policy compliance. Personal disputes or financial motivations do not count.

You can revise the proposal and resubmit it, or appeal the decision to the Planning Inspectorate. Our expertise lies in reviewing refusals and advising on the best course of action - whether that means submitting a revised proposal with amendments or proceeding with an appeal. We carefully consider the likelihood of success, your time constraints, and specific project needs to ensure the most effective approach.

Planning decisions are shaped by several key factors, including:

• Local and national policies – Development must align with planning policies set by both the local authority and national regulations.

• Site-specific impacts – Considerations such as amenity, design, transport, highways, and environmental effects play a crucial role.

• Objections and public consultation – While objections must be based on material planning considerations, they can still impact the process, particularly if they trigger committee review.

• Discretion and subjectivity – Planning is not purely mechanical; decision-makers can weigh factors differently, introducing an element of subjectivity.

• Political influence – Planning committee members may sometimes override professional advice from officers due to political pressures or public sentiment.

A well-prepared application, backed by policy and evidence, strengthens your case and helps mitigate risks associated with subjective interpretation and external influences.

Permitted development rights allow certain works without formal planning permission. However, restrictions apply based on location, property type, and previous extensions. I can assess whether your project qualifies.

It depends on the scale and location of the extension. Some projects fall under permitted development rights, while others require formal approval. I can assess your proposal and advise on the best approach.

A Certificate of Lawfulness formally confirms that a development - whether existing or proposed - complies with planning regulations. Beyond securing legal certainty, it can be a valuable tool for demonstrating fallback positions, particularly in cases involving new dwellings, substantial extensions within the Green Belt, or changes of use. This can strengthen planning arguments and mitigate risks in complex applications.

You can appeal a planning decision if any of the following apply: 

• you were refused planning permission for reasons that you think go against the LPA's development plan or planning policy (you can usually find these on their website) 

• you were granted planning permission with conditions you object to - you will need to explain why you think they are unnecessary, unenforceable, vague, unreasonable or irrelevant 

• the LPA has not given you a decision on your application and 8 weeks have passed since the date they told you they had received it (or a different deadline you agreed with them has passed). For major projects, you can only appeal if 13 weeks have passed. Examples of a major project include a development with 10 or more dwellings, or a building with floor space of more than 1,000 square metres. 

The Planning Inspectorate, who reviews the decision independently. The process involves written representations, hearings, or inquiries depending on the case complexity.

Planning Application

If your application was refused, or granted with conditions, you can appeal for up to 6 months from the date on your local planning authority's (LPA) decision letter. 

If you have not received a decision, you can appeal for up to 6 months from the date your decision was due to arrive. 

Enforcement notices 

You willl have less time to appeal if you received an enforcement notice in the last 2 years. 

If you received the enforcement notice before your application was refused, you have 28 days from the date on your decision letter to appeal. 

If the enforcement notice came after your application was refused, you need to appeal by whichever of these dates is sooner: 28 days from the date you received the enforcement notice 6 months from the date on your application decision letter

We offer feasibility reviews, application prep, appeals, and negotiation with planning officers. Please visit our page to understand more: XX

Fees depend on project size and complexity. Contact us for a quote.