If you are planning an extension, loft conversion, new build, change of use, or another form of development, understanding whether you need planning permission is one of the first steps. Getting the right advice early can help you understand what is possible before you commit significant time and money to your project.
A planning permission consultant can assess your proposal, identify relevant planning considerations, and help you determine the most appropriate way to move forward. They can also help prepare and submit a planning application and support you if the council requests further information or refuses your application.
At Expert Planning Consultants, we provide professional planning advice for homeowners, developers, and property owners undertaking a wide range of residential and commercial projects.
What Is a Planning Permission Consultant?
A planning permission consultant is a planning professional who helps property owners and developers understand and navigate the planning system.
Their role can begin before an application is prepared. In many cases, the most useful advice is obtained at the early planning stage, when changes to a proposal are still relatively straightforward to make.
A planning permission consultant can help with:
Planning applications also need to meet both national and local information requirements. The Planning Portal confirms that applications generally require the appropriate form, plans, supporting documentation, and correct fee, while local planning authorities can have additional local requirements.
Why Do You Need a Planning Permission Consultant?
Not every project requires professional planning advice. However, planning rules can become complicated when a proposal involves several planning considerations, a sensitive site, a change of use, or a development that does not clearly fall within permitted development rights.
A planning permission consultant can help you understand the planning position before you proceed.
This can be particularly useful if:
The aim is not to guarantee approval. Planning decisions depend on the individual proposal, relevant policies, site circumstances, and other material considerations.
Instead, good planning advice helps you understand the issues that could affect your proposal and develop a more informed planning strategy.
When Should You Contact a Planning Permission Consultant?
Before Starting a Project
One of the best times to speak to a planning consultant is before you finalise your plans.
For example, if you want to build a rear extension, convert your garage, or develop a new property, early planning advice can help identify potential issues before detailed drawings and other work are completed.
This allows you to consider whether your original proposal needs to be changed to better respond to planning requirements.
Before Buying a Property
Planning advice can also be useful before purchasing a property if the proposed development is an important part of your plans.
You may be considering buying a house because you believe you can extend it, convert it, or add another dwelling. However, the fact that similar properties nearby have been developed does not automatically mean your proposal will receive permission.
A planning permission consultant can help you investigate the planning history and relevant considerations before you make a significant financial commitment.
Before Buying Development Land
If you are considering development land, planning advice can be particularly important.
A consultant can help you consider matters such as:
Planning permission can also be applied for before you own a piece of land, meaning you do not necessarily have to wait until after purchase to explore the planning position.
Before Preparing Detailed Drawings
It is often sensible to establish the planning strategy before spending heavily on detailed design work.
Architectural drawings need to reflect the proposed development, but the design also needs to respond to relevant planning considerations. Bringing planning and design together at an early stage can help reduce the risk of developing a proposal that is unsuitable from a planning perspective.
Before Submitting a Planning Application
If you are ready to submit an application, a planning permission consultant can review the proposal and supporting information before submission.
This is important because an application is not simply a matter of completing an online form. The correct application type, drawings, supporting documents, and local requirements all need to be considered.
Following a Planning Refusal
A planning permission consultant can also be valuable after a refusal.
Rather than immediately submitting the same proposal again, it is important to understand why the application was refused and whether the identified issues can realistically be addressed.
Depending on the circumstances, the appropriate next step could involve amendments, a new application, or an appeal.
What Does a Planning Permission Consultant Do?
The exact service will depend on the project, but professional planning support can cover several important stages.
Assessing Your Proposal
The first step is usually understanding what you want to achieve.
The consultant can consider the property, proposed works, intended use, and any information available about the site before identifying the main planning considerations.
Researching Planning Policy
Planning decisions are influenced by relevant national and local planning policies.
In England, the National Planning Policy Framework sets out the government’s planning policies for plan-making and decisions on development proposals. These policies are considered alongside the relevant local planning framework.
A planning consultant can help interpret the policies relevant to your particular proposal rather than simply relying on general planning information.
Reviewing Planning History
Previous applications and decisions can provide useful information about a property or site.
However, planning history needs to be considered in context. An approval for one proposal does not necessarily establish that a different proposal will be acceptable.
A consultant can review previous decisions alongside the current proposal and identify issues that may need to be addressed.
Identifying Planning Constraints
Planning constraints can have a significant influence on what can be achieved.
Depending on the site, these may include conservation areas, listed buildings, highway considerations, trees, flood risk, neighbouring properties, protected areas, or other restrictions.
Identifying these matters early allows them to be considered as part of the planning strategy.
Preparing Planning Applications
Where planning permission is required, a consultant can help prepare the planning application and coordinate the information needed for submission.
The Planning Portal states that applications may require both nationally prescribed documents and additional information specified by the relevant local planning authority.
This is one reason professional support can be useful, particularly for more complicated projects.
Responding to Council Queries
The planning process does not necessarily end once an application has been submitted.
The local authority may request additional information or clarification. A planning consultant can help review these requests and determine an appropriate response.
Supporting Appeals and Other Planning Matters
If permission is refused, or if you need assistance with planning conditions or other planning matters, a consultant can advise on the options available.
The right approach will depend on the decision and the circumstances of the application.
What Types of Projects Can a Planning Permission Consultant Help With?
A planning permission consultant can support a wide range of projects, including:
House Extensions
Rear extensions, side extensions and two-storey extensions can all raise planning considerations relating to scale, design, neighbouring properties and the character of the area.
Loft Conversions
Some loft conversions may benefit from permitted development rights, while others may require planning permission. The specific circumstances of the property need to be considered rather than assuming that every loft conversion follows the same rules.
New Builds
New houses and flats generally require careful planning consideration, particularly regarding the principle of development, design, access, parking, and the relationship with surrounding properties.
Change of Use
Changing how a property or building is used can require planning permission. This can include residential, commercial, and other changes of use.
Conversion to Flats
Converting a house into multiple residential units can involve several planning considerations, including the impact on the surrounding area, access, parking, layout, and the character of the property.
Commercial Development
Commercial projects can involve more complex planning considerations, particularly where there are issues relating to transport, noise, employment use, environmental impact or neighbouring properties.
Development Land
For landowners and developers, planning advice can help assess the potential of a site before substantial resources are committed to a development proposal.
Planning Permission Consultant vs Doing It Yourself
It is possible to submit your own planning application. The Planning Portal confirms that applicants can appoint an agent to apply on their behalf, but professional planning support can be useful where the proposal involves more complicated planning considerations.
Handling an application yourself may appear straightforward, particularly for a small project. However, the difficulty can arise when you need to interpret planning policy, identify supporting information, respond to objections, or address concerns raised by the council.
A planning permission consultant can take responsibility for the planning aspects of the process while working alongside architects, designers, engineers, and other specialists where required.
What Is a Planning Appraisal?
A planning appraisal is an early assessment of a proposed development.
It can help establish whether planning permission is likely to be required, what planning considerations may apply, and whether there are potential obstacles that need to be addressed.
At Expert Planning Consultants, our planning permission service includes a no-obligation planning appraisal designed to help clients understand the planning position before committing significant resources to a project.
This can be particularly useful when you are still deciding whether to proceed, considering different development options, or want professional advice before instructing further services.
How to Choose the Right Planning Permission Consultant
Choosing a consultant should involve more than simply comparing prices.
Consider the following:
Common Mistakes to Avoid
Several common mistakes can make planning projects more difficult than necessary.
Assuming Planning Permission Is Not Required
Do not assume that your project is permitted simply because similar work has been carried out nearby.
Starting Detailed Design Too Early
Spending heavily on drawings before understanding the planning position can create unnecessary work if the proposal later needs substantial changes.
Submitting Without Checking Local Requirements
National requirements are only part of the picture. Local planning authorities can have their own additional information requirements.
Treating a Previous Approval as a Guarantee
A nearby approval can provide useful context, but every planning application is considered on its own circumstances.
Choosing a Consultant Based Only on Price
The cheapest service may not provide the level of planning advice or application support your project requires. Consider the consultant’s experience, scope of service, and approach, as well as the fee.
Why Choose Expert Planning Consultants?
At Expert Planning Consultants, we provide planning advice for homeowners, property owners, and developers across a wide range of projects.
Our team collectively has decades of experience in residential and commercial planning consultancy, allowing us to support projects ranging from relatively straightforward home improvements to more complex development proposals.
We can assist with the planning process from the initial appraisal through to planning application preparation and submission, while also coordinating with architectural and other professional services where required.
If you are unsure whether your proposal requires planning permission, our Planning Permission servicecan help you establish the next steps before you commit significant time and resources to your project.
For applications that are ready to progress, our Planning Applications service provides support with preparing and submitting the necessary planning information.
Frequently Asked Questions
What does a planning permission consultant do?
A planning permission consultant provides professional advice on planning matters, including whether permission may be required, planning policy, development proposals, planning applications, council queries, refusals and appeals.
Do I need a planning permission consultant?
Not every project requires professional planning advice. However, a consultant can be particularly useful for complex developments, new builds, changes of use, development land, previous refusals, or proposals where the planning position is uncertain.
Can a planning consultant tell me if I need planning permission?
Yes. One of the purposes of an initial planning assessment is to establish whether planning permission or another form of consent may be required for the proposed works.
Can a planning permission consultant submit my application?
Yes. You can appoint a professional agent to submit a planning application on your behalf. A consultant can also help prepare the planning information and coordinate the application before submission.
Can a planning consultant help after a refusal?
Yes. A consultant can review the reasons for refusal and advise whether amendments, a fresh application, or an appeal may be appropriate.
Is a planning permission consultant the same as an architect?
No. Architects primarily focus on design and technical aspects of buildings, while planning consultants specialise in planning policy, planning applications and the planning process. However, the two professionals can work together closely on a project.
Can a planning consultant guarantee planning permission?
No. Planning permission cannot be guaranteed. A professional consultant can assess the proposal, identify planning issues and provide informed advice, but the final decision rests with the relevant planning authority.
Making the Right Planning Decision
A planning permission consultant can provide valuable advice before and during the planning process, helping you understand whether permission is required, what issues may affect your proposal, and what information may need to be submitted. Getting advice early can also help you make better-informed decisions about your project.
Whether you are planning an extension, loft conversion, new build, change of use, conversion to flats, or a larger development, professional planning support can help you approach the application process with a clearer understanding of the requirements.
Contact us today to discuss your project with Expert Planning Consultants and find out how our planning permission consultants can help you understand your planning options and take the next step with greater confidence.