Submitting a planning application can seem straightforward, particularly when the application is completed online. However, putting together a planning application that properly addresses the requirements of the local planning authority involves much more than filling in a form.
The proposal needs to be clearly defined, the appropriate application type needs to be selected, and the required plans and supporting information need to be provided. Depending on the project, planning policy, site constraints, and local requirements may also need to be considered.
A planning application consultant can help you manage these planning requirements and make sure the application is properly prepared before it is submitted.
At Expert Planning Consultants, we support homeowners, property owners, and developers with planning applications for a wide range of residential and commercial projects.
What Is a Planning Application Consultant?
A planning application consultant is a planning professional who helps clients prepare and progress applications for planning permission.
Their involvement can begin before the application is prepared, with an assessment of the proposal and the planning considerations that may affect it.
A consultant can then assist with the planning aspects of the application, coordinate relevant information, and support you through the submission process.
Depending on your project, this can include:
This can be particularly valuable where an application involves several planning considerations or where you are unfamiliar with the planning process.
Why Use a Planning Application Consultant?
Anyone can make a planning application, but preparing a strong and complete submission requires an understanding of the planning process.
A planning application consultant can help you look at the proposal from a planning perspective before it reaches the council.
This may help identify issues such as:
A consultant’s role is therefore not simply to submit paperwork. It is to help ensure that the planning aspects of the proposal have been properly considered.
When Should You Appoint a Planning Application Consultant?
Before Your Drawings Are Finalised
It can be useful to obtain planning advice while your proposal is still being developed.
For example, if you are planning a two-storey extension, you may already have an idea of the size and layout you want. However, planning considerations may influence the final design. Discussing the proposal with a planning consultant early can help your architect or designer understand the planning objectives that need to be considered.
Once You Have a Proposed Design
If you already have architectural drawings, a planning consultant can review the proposal before the application is prepared. This can help identify potential planning issues and determine what additional information may be needed.
It is generally better to identify problems before submission than to discover them after the application has entered the planning process.
Before Submitting Your Application
If you have prepared most of the application yourself, you can still use a consultant to review the submission before it is sent to the local planning authority. This can provide an additional planning check and help ensure that the application is presented appropriately.
After the Council Requests More Information
A consultant can also become involved after submission.
If the council requests clarification, additional information, or amendments, professional planning support can help you understand what is being requested and determine the appropriate response.
What Does a Planning Application Consultant Do?
The exact service will depend on the project, but planning application support can involve several important stages.
1. Assessing the Proposed Development
The first step is to understand exactly what you are proposing.
This can include considering the existing property or site, the proposed works, the intended use, and the objectives of the project.
For a residential project, this could mean assessing an extension, loft conversion, garage conversion, or additional dwelling.
For a developer, it could involve a much larger proposal involving several properties or a change of use.
2. Reviewing Planning History
Previous applications can provide useful background information about a property or site.
A planning consultant can consider previous decisions and identify whether there are planning issues that may be relevant to your current proposal.
However, an earlier approval does not automatically mean that a new application will be approved. The current proposal still needs to be assessed on its own merits.
3. Considering Planning Policy
Planning applications are assessed against the relevant planning framework.
A consultant can help interpret the policies that are relevant to your particular proposal and consider how the development should respond to them.
4. Identifying Site Constraints
A proposal may be affected by characteristics or designations associated with the site.
Depending on the property, these could include:
Identifying these matters early can help determine whether the proposal needs to be adjusted or whether specialist reports may be required.
5. Preparing the Planning Application
Once the proposal has been assessed, the planning application can be prepared.
This involves ensuring that the appropriate application information is provided and that the planning aspects of the proposal are clearly presented.
Where architectural drawings are required, the planning consultant can work alongside the architect or designer to ensure that the planning and design elements of the application are coordinated.
6. Submitting the Application
Once the application is ready, it can be submitted to the relevant local planning authority.
The application then goes through the council’s validation and assessment process.
A consultant can help monitor the planning process and deal with relevant communication from the council as part of the agreed service.
7. Responding to Further Requests
The council may ask for additional information or clarification during its assessment.
Not every application will receive the same requests, so the response needs to be considered in relation to the specific proposal. A planning application consultant can review the request, advise on the implications, and help prepare an appropriate response.
What Information Is Needed for a Planning Application?
The information required depends on the type of application and the development being proposed.
Planning Portal guidance identifies common requirements such as:
Local requirements can vary, so it is important to establish what the relevant planning authority expects for the particular proposal.
Some developments may also require specialist reports.
For example, depending on the circumstances, a project could require information relating to drainage, flood risk, ecology, trees, highways, heritage, noise, or other matters.
A planning application consultant can help identify which issues need to be considered and whether specialist input may be necessary.
What Types of Planning Applications Can a Consultant Help With?
House Extensions
Planning applications for extensions can involve issues such as scale, design, neighbouring impact, and the character of the property.
A consultant can help assess the proposal and support the preparation of the application where planning permission is required.
Loft Conversions
Some loft conversions may fall within permitted development rights, while others may require planning permission.
Where an application is required, a consultant can help ensure the proposal is assessed against the relevant planning considerations.
New Build Development
New houses and flats can involve considerably more planning information than a straightforward domestic extension.
Planning application consultants can help with the planning strategy, supporting information, and application process.
Conversion to Flats
Creating additional residential units can raise planning issues relating to the number of units, layout, access, parking, and residential amenity.
Professional planning input can help identify these considerations before submission.
Change of Use
Changing the use of a building or property may require planning permission.
The planning application will need to address the proposed use and any relevant impacts associated with the change.
Commercial Development
Commercial planning applications can involve issues such as access, transport, operating conditions, neighbouring impact, and the suitability of the proposed use.
A consultant can help identify the relevant planning considerations and coordinate the application.
Development Land
For landowners and developers, planning application consultants can become involved at the feasibility stage and continue through to preparation and submission.
This can help ensure that the planning strategy is considered alongside the proposed development.
How Long Does a Planning Application Take?
There is no single timeframe that applies to every planning application.
The overall process can include:
The time needed before submission will depend on the complexity of the project and how much information is required.
Once submitted, the local planning authority will assess the application in accordance with the applicable planning framework and relevant considerations.
A consultant can help you understand the expected stages of your particular application rather than relying on a single timeframe for every type of development.
What Happens After a Planning Application Is Submitted?
Submission is not necessarily the end of the consultant’s involvement.
During the application process, the council may:
A planning application consultant can help you understand communications received from the council and determine whether action is required.
If planning permission is granted, there may also be conditions attached to the decision that need to be understood and discharged before certain works can proceed.
If the application is refused, the next step may involve amendments, a new application, or an appeal, depending on the circumstances.
Planning Application Consultant or DIY Application?
For a straightforward project, some applicants may choose to manage their own planning application.
However, the administrative process is only one part of obtaining planning permission.
You also need to understand the planning issues affecting the proposal, provide appropriate information, and respond to any concerns raised during the assessment.
Professional support may therefore be particularly useful when:
The purpose of using a consultant is to bring planning expertise into the process and help you make informed decisions at each stage.
How to Choose the Right Planning Application Consultant
Before instructing a consultant, consider the following.
Check What the Service Includes
Make sure you understand whether the service covers application preparation, submission, council correspondence, and support after submission.
Ask About Supporting Information
Find out whether the consultant will identify supporting documents that may be needed or whether you will need to arrange these separately.
Look for Realistic Advice
A professional consultant should explain both opportunities and potential planning challenges.
Be cautious of anyone promising guaranteed planning permission, as the final decision rests with the relevant planning authority.
Consider How the Consultant Works With Other Professionals
Planning applications often involve architects, structural engineers, surveyors, and specialist consultants.
Good coordination between these professionals can help keep the application organised.
Why Choose Expert Planning Consultants?
At Expert Planning Consultants, we provide planning application support for homeowners, property owners, and developers across a wide range of projects.
Our team collectively has decades of experience in planning consultancy and can assist with residential and commercial planning matters.
Our Planning Applications service is designed to support clients through the preparation and submission process, including the planning considerations that need to be addressed before an application is submitted.
If you are still at the stage of determining whether planning permission is required or whether your proposal is suitable, our Planning Permission service can provide an appropriate starting point.
The aim is to give you professional planning support that is appropriate to your project, from the initial assessment through to the relevant stages of the application process.
Frequently Asked Questions
What does a planning application consultant do?
A planning application consultant helps prepare and manage the planning aspects of an application. This can include assessing the proposal, reviewing planning policy, identifying requirements, preparing documents, submitting the application, and responding to planning queries.
Do I need a consultant to submit a planning application?
No. You can submit your own application. However, professional support can be useful if your project is complex, involves planning constraints, or requires a detailed planning case.
Can a planning application consultant prepare my application?
Yes. Depending on the service agreed, a consultant can assist with preparing the planning application and coordinating the information required for submission.
Can a consultant work with my architect?
Yes. Planning consultants and architects often work together. The architect can focus on the design and drawings while the planning consultant considers the planning strategy and application requirements.
Can a planning consultant deal with the council?
Yes. Where this forms part of the agreed service, a consultant can communicate with the local planning authority regarding the application and respond to relevant requests for information.
What happens if my planning application is refused?
A consultant can review the decision and reasons for refusal and advise on the options available. Depending on the circumstances, this may involve amending the proposal, submitting a new application, or considering an appeal.
Can a planning consultant guarantee my application will be approved?
No. Planning permission cannot be guaranteed. A consultant can assess the proposal and provide professional advice, but the final decision is made by the relevant planning authority.
Getting Your Planning Application Ready
A planning application needs to do more than meet the basic submission requirements. The proposal, drawings, supporting information, and planning considerations all need to be brought together in a clear and appropriate submission.
Using a planning application consultant can provide additional support throughout this process, particularly where your project involves complex planning requirements, development opportunities, changes of use, or potential planning constraints.
Contact us today to discuss your proposed development with Expert Planning Consultants. We can help you understand the planning requirements for your project and provide support with preparing and progressing your planning application.