If you are considering a property development, buying land with development potential, preparing a planning application, or dealing with a planning issue, obtaining professional planning advice early can help you understand your options.
A chartered town planner is a planning professional who has achieved Chartered membership of the Royal Town Planning Institute (RTPI). Chartered status is associated with professional competence, continuing professional development, and adherence to professional standards. Chartered Members use the designation MRTPI.
However, finding the right planning professional is about more than a professional designation alone. You also need to consider their experience, understanding of your type of development, knowledge of the relevant planning policies, and the level of support you require.
At Expert Planning Consultants, we provide professional planning advice and support to homeowners, developers, landowners, and businesses across the UK. Whether you are at the early stages of considering a development or already have a planning application to progress, professional advice can help you understand the planning position and determine the most appropriate next step.
What Is a Chartered Town Planner?
A chartered town planner is a planning professional who has achieved Chartered membership of the Royal Town Planning Institute.
The RTPI describes Chartered Planners as representing a high professional standard within planning practice. Chartered Members must maintain their professional knowledge through continuing professional development and follow the RTPI Code of Conduct.
The designation can therefore provide an indication of professional standing, but it is important to understand what a planner can actually do for your particular project.
A town planner may provide advice on matters such as:
The exact service required will depend on the circumstances of the property or development.
What Does a Chartered Town Planner Do?
The role of a town planner can vary considerably depending on the project.
For a homeowner, the work may involve assessing whether an extension or conversion requires planning permission and whether the proposed design raises any planning concerns.
For a developer or landowner, the work may be more strategic and involve assessing the development potential of a site before significant money is committed to design or construction.
A planning professional may:
Assess Your Development Proposal
The first step is often to understand what you want to achieve.
This could involve:
Understanding the proposal at an early stage allows the relevant planning considerations to be identified before the project progresses too far.
Review Planning Policy
Planning decisions are made with reference to the applicable planning framework.
A town planner can research the relevant national and local planning policies and consider how they relate to the proposed development. This is important because planning policy can vary between locations, and the circumstances of an individual site can affect how a proposal is assessed.
Research Planning History
Previous planning applications and decisions can provide useful information about a property or site.
A planner may review:
Planning history can help identify recurring issues or provide useful context for a new proposal.
However, a previous approval does not guarantee that a similar application will receive the same decision. Each proposal must be considered according to its own circumstances.
Identify Potential Constraints
A development site may be affected by constraints that are not immediately obvious to the property owner.
Depending on the project, these could include:
Identifying potential issues early can help inform the design and planning strategy before an application is submitted.
When Should You Speak to a Chartered Town Planner?
One of the biggest mistakes property owners and developers can make is waiting until the end of the design process before obtaining planning advice.
Planning advice can be useful at several different stages.
Before Buying Land or Property
If development potential is an important reason for purchasing a property or site, planning advice can be particularly valuable before committing to the purchase.
A professional assessment may help you understand:
This does not provide a guarantee that planning permission will be obtained, but it can give you a more informed basis for making decisions.
Before Preparing Architectural Drawings
Planning and design are closely connected.
If detailed drawings are prepared before the planning position has been considered, changes may become necessary later. Early planning input can help ensure that the design is developed with relevant planning considerations in mind.
For example, the scale, position, access, overlooking, and relationship with neighbouring properties may all influence whether a proposal is likely to be acceptable.
Before Submitting a Planning Application
If your drawings are already prepared, a planning consultant can review the proposal from a planning perspective. This can help identify potential omissions or issues before the application reaches the Local Planning Authority.
Where planning permission is required, Expert Planning Consultants can provide support through its Planning Permission service, helping clients understand the planning requirements affecting their proposed project.
After a Planning Refusal
Professional planning advice can also be valuable after a refusal.
The first step is to understand the reasons for the decision. Depending on those reasons, possible options may include:
The most appropriate route will depend on the circumstances of the application and the reasons for refusal.
What Types of Projects Can Benefit From Professional Planning Advice?
A chartered town planner or experienced planning consultant can be involved in a wide range of development projects.
Residential Extensions
Extensions may appear relatively straightforward, but planning considerations can include their size, height, position, design, impact on neighbours, and relationship with the existing property.
Some extensions may fall within permitted development rights, while others require planning permission. Obtaining professional advice can help establish which planning route may be appropriate.
New-Build Development
New homes can involve significantly more complex planning considerations.
A proposal may need to address:
For developers, understanding these matters before committing to detailed design can be particularly important.
Development Land
Landowners and developers may seek professional planning advice to understand whether a site has realistic development potential.
A planning assessment may consider the planning history, relevant policies, surrounding development, and physical constraints affecting the site. This can help establish whether further investigation or a particular planning strategy is appropriate.
Change of Use
Changing the use of an existing property can require planning permission depending on the existing and proposed uses and the circumstances of the property.
This could apply to residential, commercial, or mixed-use proposals. A planner can help establish the relevant planning considerations and advise on the appropriate route.
Commercial Development
Commercial projects can involve planning issues relating to use, access, parking, transport, operating impacts, neighbouring properties and the wider character of the area.
Professional planning advice can help identify these considerations before the proposal is submitted.
Chartered Town Planner vs Planning Consultant: Is There a Difference?
The terms can sometimes be used interchangeably, but they are not necessarily identical.
A planning consultant is a professional who provides planning advice and services. A Chartered Town Planner specifically refers to a Chartered Member of the RTPI who is entitled to use the relevant designation, such as MRTPI.
This means that Chartered status is a professional designation rather than a separate type of planning service.
When choosing a planning professional, it is therefore sensible to consider both professional credentials and relevant experience.
Ask:
The most suitable professional is one whose experience and service match the requirements of your project.
Chartered Town Planner vs Architect
A planning professional and an architect can have different but complementary roles.
An architect or architectural designer will generally focus on the design and preparation of architectural drawings.
A planning consultant focuses primarily on the planning aspects of the proposal, including planning policy, development feasibility, planning requirements, and planning strategy.
The two professionals can work together.
For example, an architect may develop drawings for a proposed extension while a planning consultant considers whether the scale, position, and design are appropriate from a planning perspective.
Bringing these disciplines together early can help reduce the risk of developing a design that later requires significant changes for planning reasons.
How to Choose the Right Planning Professional
If you are searching for a chartered town planner, it is worth looking beyond a simple online search.
Consider Relevant Experience
Planning experience is important, but relevant experience can be even more useful.
A consultant who regularly deals with residential extensions may not necessarily have the same experience as someone who works extensively on larger development schemes.
Look for experience relevant to your project.
Understand What Is Included
Planning services can differ considerably.
Before instructing a consultant, establish whether the service includes:
A clear scope of work helps ensure that you understand what support you are receiving.
Avoid Guaranteed Approval Claims
No planning professional can guarantee the final decision of a Local Planning Authority.
A good consultant should provide realistic advice, explain potential opportunities, and identify possible risks rather than promising an outcome that cannot be guaranteed.
Consider Communication
Planning projects can involve several stages and sometimes require input from architects, engineers, surveyors, and other specialists.
Clear communication can make the process easier to manage.
You should know who is dealing with the planning aspects of your project and how relevant updates will be communicated.
Why Professional Planning Advice Can Be Valuable
The main benefit of instructing a planning professional is not simply having someone submit an application.
It is having someone assess the planning position before important decisions are made.
Professional advice can help you:
For homeowners, this can provide greater confidence when planning a property improvement.
For developers and landowners, early advice can be particularly valuable because planning considerations may affect whether a site or development proposal is commercially viable.
For further information about finding the right planning professional for your circumstances, our guide on Town Planner Near Me: How to Choose the Right Planning Consultant provides additional guidance on assessing experience, services, and planning expertise.
Why Choose Expert Planning Consultants?
At Expert Planning Consultants, we provide professional planning advice and support for homeowners, developers, landowners, and businesses across the UK.
Our team collectively has decades of experience in planning consultancy and can assist with a broad range of residential and commercial planning matters.
Our support can include:
Every project is different, so the appropriate level of planning support will depend on the proposal, the property or site and the planning issues involved.
Whether you are considering an idea, preparing architectural drawings, looking to submit a planning application or dealing with an existing planning issue, obtaining professional advice can help you understand the appropriate next steps.
Frequently Asked Questions
What does a Chartered Town Planner do?
A Chartered Town Planner can advise on planning policy, development proposals, planning applications, development feasibility, changes of use, planning conditions, refusals, appeals, and other planning matters.
Do I need a Chartered Town Planner for planning permission?
Professional planning advice can be particularly useful where a proposal is complex, development potential is uncertain, planning permission is required, or the project involves significant investment.
Can a Chartered Town Planner help before I buy land?
Yes. If development potential is an important factor in your purchase decision, obtaining planning advice before buying can help you understand potential opportunities, constraints, and planning considerations.
Can a Chartered Town Planner work with an architect?
Yes. Planning professionals and architects can work together. The architect can focus on the design and drawings while the planning professional considers planning policy, requirements, and strategy.
Can a Chartered Town Planner help with a refused application?
Yes. A planning professional can review the reasons for refusal and help you consider whether amendments, a new application, a revised proposal, or an appeal may be appropriate.
How do I choose the right Chartered Town Planner?
Consider their professional credentials, relevant project experience, knowledge of the planning system, scope of services, communication, and approach to planning risk. If Chartered status is important to you, check that the individual is entitled to use the relevant RTPI designation.
Making an Informed Planning Decision
Choosing the right planning professional can be an important part of progressing a property or development project. A Chartered Town Planner can bring recognised professional expertise to planning matters, while relevant project experience and a clear understanding of your objectives are also important considerations.
Whether you are considering an extension, development site, new home, change of use, commercial project or planning application, obtaining advice early can help you identify potential constraints and understand the planning route available to you.
At Expert Planning Consultants, we provide professional planning advice and support across a wide range of residential, commercial and development projects. Our team can help you understand the planning position and determine the most appropriate next steps for your proposal.
Contact us today to discuss your project and find out how our planning consultants can provide the professional planning advice and support you need to move your development forward.