If you are planning a property development, extension, conversion, change of use or new build, you may be considering whether you need a planning consultant.
Planning can become complicated quickly. A proposal may be affected by national planning policy, local planning policies, previous planning decisions, site constraints, permitted development rights, design considerations and the specific requirements of the relevant Local Planning Authority.
A planning consultant can help you understand these issues before you commit to the next stage of your project.
Whether you are a homeowner, developer, landowner or business owner, professional planning advice can help you understand what may be possible, what permissions may be required and what information could be needed to progress your proposal.
At Expert Planning Consultants, we provide professional planning advice and support for a wide range of residential and commercial projects across the UK, from initial planning assessments through to planning applications and more complex planning matters.
What Is a Planning Consultant?
A planning consultant is a professional who provides advice on planning and development matters.
Their role is to help property owners, developers and businesses understand how the planning system applies to a particular property, site or proposed development.
Depending on the project, a planning consultant may help with:
The level of support required will depend on the individual circumstances of the project.
A homeowner considering a rear extension may need a different service from a developer assessing land for several new homes.
What Does a Planning Consultant Do?
The work carried out by a planning consultant can vary considerably depending on the stage and complexity of a project.
Assessing Your Proposed Development
One of the first steps is understanding what you want to achieve.
A planning consultant may review the proposed development alongside information about the existing property or site.
This can help establish which planning matters need to be considered before the project progresses.
For example, the proposal could involve:
Each proposal needs to be considered on its own circumstances.
Reviewing Planning History
The planning history of a property or site can provide important information.
A planning consultant may review previous applications, existing permissions, refusals, conditions and other relevant planning decisions.
This can help identify issues that may affect a new proposal.
However, a previous approval does not automatically mean that a new application will receive the same decision. The proposal, site circumstances and relevant policies still need to be considered.
Identifying Planning Constraints
Some planning issues may not be obvious when you first consider a development.
Depending on the location and proposal, a planning consultant may need to consider matters such as:
Identifying potential constraints early can help you understand what further investigation or professional input may be required.
When Do You Need a Planning Consultant?
There is no requirement to use a planning consultant for every property project.
Some straightforward proposals may be capable of being progressed without professional planning support.
However, obtaining planning advice can be particularly useful where the planning position is uncertain, or the project involves significant investment.
You may want to speak to a planning consultant if:
Early advice can be particularly useful because changes to a proposal may be easier to make before detailed drawings and supporting information have been prepared.
What Types of Projects Can a Planning Consultant Help With?
Planning consultants can work across a wide range of residential, commercial and development projects.
House Extensions
Extensions can appear relatively straightforward, but planning considerations can include their size, height, position, appearance and relationship with neighbouring properties.
A planning consultant can help establish whether planning permission may be required and identify the planning considerations that should be addressed.
Loft and Garage Conversions
Whether a conversion requires planning permission can depend on the circumstances of the property and the proposed works.
A planning consultant can review the proposal and advise on the appropriate planning route.
New-Build Homes
New homes can involve considerably more planning considerations than smaller alterations.
Issues may include:
Professional planning advice can help establish the planning position before significant resources are committed.
Development Land
Landowners and developers may seek planning advice before purchasing or developing land.
A planning consultant can assess the site’s planning history, relevant policies, potential constraints and possible development opportunities.
This type of early assessment can help inform decisions about how a site could potentially be developed.
Change of Use
Changing the use of a property can require planning permission depending on the existing and proposed uses and the circumstances of the development.
A planning consultant can assess the proposed change and advise on the relevant planning considerations and application route.
Commercial Development
Businesses and commercial property owners may require planning advice for new premises, extensions, redevelopment, additional floorspace, changes of use and mixed-use schemes.
Commercial projects can involve additional considerations such as highways, parking, transport, noise, neighbouring uses and environmental impacts.
Planning Consultant vs Architect: What Is the Difference?
Planning consultants and architects can work closely together, but their roles are different.
An architect generally focuses on the design and technical aspects of a building project, including the development of drawings and the design of the proposed building.
A planning consultant focuses on the planning aspects of the proposal.
This can include:
For many projects, these professionals work together.
For example, an architect may develop the proposed design while the planning consultant assesses whether the design is appropriate from a planning perspective and identifies any changes or supporting information that may be required.
What Is a Planning Appraisal?
A planning appraisal is an early assessment of a proposed development.
It can be useful when you want to understand the planning position before committing to a full planning application.
A planning appraisal may consider:
This can be particularly useful if you are still deciding whether to proceed with a project or want professional advice before instructing further services.
Can a Planning Consultant Help With Planning Applications?
Yes.
A planning consultant can provide support at different stages of the application process.
Depending on the agreed service, this may include:
Pre-Application Advice
A consultant can help you understand the planning position before a formal application is submitted.
Where appropriate, they may also advise on whether pre-application discussions with the Local Planning Authority could be useful.
Application Preparation
Planning applications may require more than an application form.
Depending on the proposal, supporting information could include planning statements, site plans, drawings and specialist reports.
A planning consultant can help identify the planning information required for the application.
Submission
A consultant may prepare and submit the planning application as part of the agreed service.
Council Queries
After submission, the Local Planning Authority may request clarification, amendments or additional information.
A planning consultant can assist with responding to planning matters and advising on the appropriate response.
Can a Planning Consultant Help After a Refusal?
Yes.
If a planning application has been refused, a planning consultant can review the decision notice and the reasons for refusal.
The appropriate next step could depend on the circumstances.
Possible options may include:
The reasons for refusal should be carefully considered before deciding how to proceed.
A planning consultant can help you understand the planning issues raised and advise on the available options.
How Much Does a Planning Consultant Cost?
There is no single fee that applies to every planning consultant or project.
The cost of professional planning advice can depend on:
For example, an initial planning assessment may require considerably less professional input than a complex development application involving several planning constraints and supporting documents.
When comparing quotations, it is therefore important to look at the scope of service, rather than comparing fees alone.
What Should You Check Before Instructing a Planning Consultant?
Before instructing a planning consultant, make sure you understand what the service includes.
Experience
Consider whether the consultant has experience with projects similar to yours.
A consultant who regularly works on residential extensions may have a different area of experience from someone who primarily deals with large development sites.
Scope of Work
Ask what the consultant will actually do.
For example, does the service include:
Supporting Documents
Find out whether architectural drawings and specialist reports are included or need to be arranged separately.
Depending on the project, you may need information from architects, surveyors, ecologists, engineers, flood risk consultants or other specialists.
Why Get Planning Advice Early?
One of the main advantages of obtaining planning advice early is that potential issues can be considered before substantial time and money are committed.
For example, if a proposed extension is unlikely to comply with relevant planning considerations, identifying this before the architectural drawings are finalised may allow the design to be adjusted.
Similarly, if you are considering purchasing development land, understanding the planning constraints before proceeding can help you make a more informed decision. Early planning advice does not guarantee planning permission. The final decision rests with the relevant Local Planning Authority.
It can, however, give you a clearer understanding of the planning position and the issues that may need to be addressed.
For more information about obtaining professional planning advice for your property, see our guide to Specialist Planning Advice for Property Owners.
How Can a Planning Consultant Help You Avoid Common Planning Problems?
Planning problems can arise when a proposal is progressed without fully understanding the relevant requirements.
Common issues include:
Assuming Planning Permission Is Not Required
A similar property may have carried out comparable work, but this does not necessarily mean the same planning route applies to your property.
Relying Only on Previous Approvals
A previous approval can provide useful information but does not guarantee that a new proposal will receive the same decision.
Preparing Drawings Before Considering Planning
Design and planning should work together. Making significant changes after drawings have been completed can result in additional time and expense.
Failing to Identify Supporting Information
Some applications require specialist reports or other supporting documents.
Identifying these requirements early can help avoid delays later in the application process.
Choosing a Consultant Based Only on Price
The cheapest quotation may not provide the level of professional support your project requires.
Consider the consultant’s experience, scope of work, communication, and the specific services included.
Why Choose Expert Planning Consultants?
At Expert Planning Consultants, we understand that every planning project has its own requirements.
Our team collectively has decades of experience in planning consultancy and supports homeowners, developers, landowners and businesses across a wide range of residential and commercial projects.
Our services can assist with:
We can provide support at different stages of a project, whether you need an initial assessment or more comprehensive planning assistance.
Our approach is focused on understanding the circumstances of your project, identifying the relevant planning considerations and helping you determine the appropriate next step.
For clients who require professional support with planning permission, our Planning Permission Consultancy service provides advice and assistance with planning requirements and applications.
Frequently Asked Questions
What does a planning consultant do?
A planning consultant provides professional advice on planning and development matters. Depending on the project, they can advise on planning permission, planning policy, development proposals, planning applications, planning constraints, refusals and appeals.
Do I need a planning consultant?
Not every project requires professional planning advice. However, a planning consultant can be useful where the planning position is uncertain, the proposal is complex, development land is involved, or the project has already encountered planning difficulties.
Can a planning consultant tell me if I need planning permission?
Yes. An initial planning assessment can help establish whether planning permission or another form of consent may be required for the proposed development.
Can a planning consultant submit a planning application?
Yes. A planning consultant can act as an agent and assist with preparing and submitting a planning application where this is included within the agreed service.
Can a planning consultant help with architectural drawings?
A planning consultant may work alongside an architect or architectural professional, but planning consultancy and architectural design are separate areas of professional work. It is important to establish which services are included in your quotation.
Can a planning consultant guarantee planning permission?
No. Planning permission cannot be guaranteed. A consultant can assess the proposal, identify relevant planning considerations and advise on the appropriate planning strategy, but the final decision rests with the Local Planning Authority.
When should I speak to a planning consultant?
You can seek planning advice at any stage, but early advice can be particularly useful before purchasing development land, finalising designs or submitting an application.
Choosing the Right Planning Consultant for Your Project
A planning consultant can provide professional advice at different stages of a property or development project, from an initial assessment through to planning application preparation, council correspondence, refusals and appeals.
The level of support you need will depend on your project. A straightforward home improvement may only require focused planning advice, while a new-build development, change of use or development site may require a more detailed assessment and ongoing planning support.
Obtaining advice early can help you understand the planning position, identify potential constraints and establish what information may be required before you proceed. It can also help you coordinate planning considerations with architectural design and other professional services.
At Expert Planning Consultants, we provide professional planning advice and support for homeowners, developers, landowners and businesses across the UK. Our team can help you understand the planning requirements affecting your proposal and identify the appropriate next step for your project.
Contact us today to discuss your project and find out how our planning consultants can support you with professional planning advice and guidance.