Planning decisions can have a significant impact on property development projects. Whether you are considering an extension, conversion, change of use, new home, or development site, understanding the planning position before moving forward can help you make more informed decisions.
An independent planning consultant can provide professional advice on planning requirements, development proposals, planning applications, and potential planning issues. Their role is not simply to prepare paperwork but to help you understand how planning policies and the circumstances of your property or site may affect what you are proposing.
This can be particularly useful when a project involves a significant investment or when you are unsure whether planning permission is required, whether a proposal is likely to be acceptable, or what planning route would be most appropriate.
At Expert Planning Consultants, we provide professional planning support for homeowners, developers, landowners and businesses across a wide range of residential and commercial projects.
What Is an Independent Planning Consultant?
An independent planning consultant is a planning professional who provides advice to property owners and developers on planning and development matters.
Their role can involve assessing a proposed development, reviewing planning policies and history, identifying potential constraints, and advising on the most appropriate planning approach.
Depending on the project, an independent planning consultant may assist with:
The level of involvement will depend on the circumstances of the individual project.
For example, a homeowner may only require advice about whether an extension needs planning permission, while a developer may need a more detailed assessment of development potential, planning policy and site constraints before deciding whether to proceed.
Why Use an Independent Planning Consultant?
Planning matters can become complicated when several different considerations affect a proposal.
An independent planning consultant can provide an objective assessment of the project and help you understand the potential opportunities and issues before you commit to the next stage.
Understanding Your Planning Position
One of the first questions property owners often have is whether their proposed works require planning permission.
The answer can depend on the type of development, the existing property, its location, planning history, and whether permitted development rights apply.
A planning consultant can assess these matters and explain the planning route that may be appropriate. This can help avoid making assumptions based on similar properties or projects in the area.
Identifying Potential Planning Issues
A proposal may appear straightforward but still raise planning considerations.
These could include:
Identifying these matters early can give you an opportunity to consider changes before an application is submitted.
Providing Advice Before You Commit Further
Planning advice can be particularly useful before significant time and money have been spent on a project.
For example, if you are considering purchasing development land, you may want to understand the site’s planning potential before making a major investment.
Similarly, if you are planning an extension, conversion or new dwelling, early advice can help establish whether the proposal is worth progressing and what issues may need to be addressed.
What Does an Independent Planning Consultant Do?
The work carried out by a planning consultant will vary depending on the project.
Planning Appraisals
A planning appraisal can provide an initial assessment of a property or development proposal.
This may involve reviewing:
A planning appraisal can therefore be useful when you are still deciding how to proceed.
Planning Permission Advice
If you are unsure whether planning permission is required, professional advice can help clarify the position.
Some works may fall within permitted development rights, while other proposals may require a planning application. The planning position should be considered based on the individual circumstances rather than assuming that a similar project will follow the same route.
Planning Application Support
Where planning permission is required, a planning consultant can help prepare and progress the application.
Depending on the agreed service, this may involve:
An independent planning consultant can therefore remain involved beyond the initial planning assessment.
Planning Refusals and Appeals
Professional planning advice can also be useful where an application has already been refused. The first step is to understand why the local planning authority refused the proposal.
Depending on the circumstances, possible options may include:
The appropriate approach will depend on the reasons for refusal and the circumstances of the development.
Which Projects Can Benefit From an Independent Planning Consultant?
Independent planning consultants can assist with a wide range of property and development projects.
House Extensions
Rear, side and two-storey extensions can raise planning considerations relating to scale, design, neighbouring properties and the character of the area. Some extensions may fall within permitted development rights, while others require planning permission.
Loft Conversions
A loft conversion may be possible under permitted development rights in some circumstances.
However, where the proposed works do not meet the relevant requirements or where restrictions apply, planning permission may be necessary.
New Homes
New residential development can involve considerably more planning considerations than a straightforward householder project.
Issues can include:
Early planning advice can help establish an appropriate approach before detailed work progresses.
Conversion to Flats
Converting an existing property into multiple residential units can involve planning considerations relating to the number of units, layout, access, parking, and impact on surrounding properties.
The planning position should be assessed according to the individual property and proposed development.
Change of Use
Changing the use of a property can require planning permission depending on the existing and proposed uses.
For example, converting a commercial property to residential use may involve different planning considerations from changing one commercial use to another.
Commercial Development
Businesses and commercial property owners may require planning advice for:
The appropriate planning strategy will depend on the property, proposed use, location, and relevant planning policies.
When Should You Contact an Independent Planning Consultant?
There is no need to wait until your planning application is ready before seeking professional advice. In many cases, obtaining advice earlier can help you make better-informed decisions.
When You Are Considering a Development
If you have an idea for a property or site but are unsure whether it is realistic from a planning perspective, an initial assessment can help. This can be particularly useful for landowners and developers considering different development options.
Before Preparing Final Drawings
Planning and design are closely connected.
If architectural drawings are developed without considering planning requirements, changes may later be necessary. Bringing planning advice into the process early can allow planning and design considerations to be considered together.
Before Submitting an Application
A consultant can review the proposed application and identify potential planning issues before submission. This can provide an opportunity to address missing information or potential concerns before the application reaches the local planning authority.
After Receiving Council Feedback
Planning support can also be useful after an application has been submitted. The council may request further information, clarification, or amendments.
A planning consultant can help you understand what the planning authority is asking for and advise on how the issues may need to be addressed.
Independent Planning Consultant vs. Managing the Process Yourself
There is no requirement to use a planning consultant for every project.
Some straightforward proposals can be managed by property owners themselves, particularly where the planning requirements are relatively clear.
However, handling the process yourself means taking responsibility for understanding the relevant policies, identifying the correct planning route, preparing the required information, and responding to planning matters.
Using an independent planning consultant can provide additional professional knowledge and help you approach the project based on its individual circumstances.
The decision will depend on factors such as:
For a significant development, obtaining professional advice at an early stage may be particularly worthwhile.
How to Choose an Independent Planning Consultant
If you are considering professional planning support, there are several things to consider.
Check Relevant Experience
A consultant who regularly works on residential extensions may have a different area of experience from someone who mainly deals with development land or commercial projects.
Understand the Service
Ask what the consultancy will actually handle.
You may only require an initial planning assessment, or you may need support through application preparation, submission, and council correspondence. Understanding the scope of the service from the beginning can help avoid confusion later.
Look for Clear Advice
A good planning consultant should explain both potential opportunities and possible planning issues.
Professional advice should be realistic rather than based on promises of guaranteed planning permission.
Consider Communication
Planning projects can involve several stages and professionals.
Clear communication is therefore important. You should understand who is handling your planning matters and how information will be communicated as the project progresses.
What Information Will a Planning Consultant Need?
The information required will depend on the project.
However, it may be useful to provide:
Providing clear information at the beginning can help the consultant understand what you are trying to achieve and determine the appropriate planning approach.
Independent Planning Advice for Property Owners and Developers
The level of planning support required can vary considerably between clients.
A homeowner may need advice about an extension, loft conversion, outbuilding, or change of use.
A developer or landowner may require a more detailed assessment of development potential, planning history, site constraints and relevant policies before deciding whether to proceed.
Our existing Planning Consultant service provides further information about the professional planning support available from Expert Planning Consultants.
For property owners who want to understand the wider planning considerations affecting their property, our article on Specialist Planning Advice for Property Owners also explains the role of professional planning advice and the types of projects where it can be useful.
Why Choose Expert Planning Consultants?
At Expert Planning Consultants, we provide professional planning support for homeowners, developers, landowners and businesses across a wide range of residential and commercial projects.
Our team collectively has decades of experience in planning consultancy and can assist clients at different stages of the planning process.
We can help with matters including:
Our approach is focused on helping clients understand their planning position and identify the most appropriate next step for their individual project.
Whether you are considering a development, preparing a planning application, or dealing with an existing planning issue, obtaining professional planning advice can help you approach the process with greater clarity.
Frequently Asked Questions
What is an independent planning consultant?
An independent planning consultant is a planning professional who provides advice to property owners and developers on planning and development matters. They can assist with planning permission, applications, development proposals, planning policy, and other planning issues.
Why should I use an independent planning consultant?
An independent planning consultant can provide professional advice based on the circumstances of your particular property or development. This can help you identify potential planning issues and understand the most appropriate route before proceeding.
Can an independent planning consultant help with planning permission?
Yes. A planning consultant can advise whether planning permission may be required, assess the proposal, and provide support with the planning application process where appropriate.
Can a planning consultant help with development land?
Yes. Planning consultants can assess the planning history, relevant policies, potential constraints, and development options associated with a site.
Can an independent planning consultant work with my architect?
Yes. A planning consultant can work alongside an architect or architectural designer so that planning considerations are taken into account as the design develops.
Can a planning consultant help after a refusal?
Yes. A consultant can review the reasons for refusal and help you consider possible options, which may include amendments, a revised application, a new application, or an appeal.
Do I need a planning consultant for a house extension?
Some extensions may fall within permitted development rights, while others require planning permission. Professional advice can help establish the appropriate planning route for your particular proposal.
Getting the Right Planning Advice
An independent planning consultant can provide valuable professional advice when you are considering a property development, planning application, or other planning matter. Rather than making assumptions about what may be possible, professional advice can help you understand the planning position, identify potential issues, and determine the most appropriate way forward.
From extensions and conversions to new homes, development land, and commercial projects, the level of planning support required depends on the circumstances of the individual proposal. Seeking advice early can also help you identify potential planning issues before they result in unnecessary changes or delays.
At Expert Planning Consultants, we provide professional planning advice and support for homeowners, developers, landowners, and businesses across the UK. Our team can assist with a wide range of planning matters, from initial planning assessments through to planning applications and other planning support.
Contact us today to discuss your project and find out how our planning consultants can provide the professional advice and support you need to move your proposal forward.