If you are planning a new development, extension, conversion, change of use, or development of land, understanding the planning position before you proceed can make a significant difference to the way your project is approached.
A town planning consultant provides professional advice on planning policy, development proposals, and the planning process. They can assess your plans, identify potential planning considerations, and advise on the most appropriate route for moving your project forward.
The planning system in England is influenced by national policy as well as locally prepared development plans. The current National Planning Policy Framework sets out national policies for plan-making and decision-making on development proposals, while local planning policies provide the context for individual areas.
This means that a proposal that appears straightforward may still need to be considered carefully against the planning policies and circumstances affecting the particular site.
At Expert Planning Consultants, we provide professional town planning advice and support for homeowners, developers, landowners, and businesses. Whether you need an initial assessment, assistance with a planning application, or advice on an existing planning issue, our team can help you determine the appropriate next step.
What Is a Town Planning Consultant?
A town planning consultant is a professional who advises clients on the planning and development of land and property. Their role is to interpret relevant planning policies, assess development proposals, and help clients understand what may be required to progress a project.
Depending on the circumstances, a town planning consultant may assist with:
A town planning consultant can become involved at different stages of a project. You may seek advice before purchasing land, before preparing architectural drawings, before submitting an application, or after receiving a decision from the local planning authority.
The appropriate level of support will depend on the type and complexity of your proposal.
What Does a Town Planning Consultant Do?
The work of a town planning consultant can vary considerably depending on the project.
For a homeowner, the role may involve assessing whether an extension or conversion is likely to require planning permission. For a developer, it may involve assessing development opportunities, reviewing planning policy, preparing an application, and dealing with planning matters throughout the process.
Assess Development Proposals
One of the first tasks may be to assess what you are proposing and how it relates to the existing property or site.
This can involve considering:
The purpose is to establish the main planning considerations before the project progresses further.
Review Planning Policy
Planning applications are assessed against relevant planning policies and other material considerations. A town planning consultant can review the policies that apply to your proposal and explain how they may affect the development.
This is particularly important because planning policy is not simply about whether a proposal looks suitable. Matters such as design, land use, heritage, transport, residential amenity, environmental considerations, and the character of an area may all be relevant depending on the project.
Advise on Planning Permission
Not every development requires the same type of planning approval. Depending on the circumstances, the appropriate route may involve:
A town planning consultant can review the proposal and advise on the route that is most appropriate for the circumstances.
Why Hire a Town Planning Consultant?
You can submit some planning applications yourself, but professional planning advice can be particularly useful where your project is more complicated or involves substantial investment.
Understand What Is Possible
Before spending significant time developing a proposal, it can be useful to establish whether your intended development is realistic from a planning perspective.
For example, you may want to:
A town planning consultant can assess the proposal and identify the main planning considerations that need to be addressed. This does not guarantee planning permission, but it can give you a clearer understanding of the opportunities and potential challenges.
Identify Planning Issues Early
Planning problems can become more difficult to address once significant work has already been completed. For example, if detailed architectural drawings have been prepared without considering an important planning constraint, amendments may later be necessary.
Early planning advice allows potential issues to be identified while there is still an opportunity to adapt the proposal.
Develop an Appropriate Planning Strategy
A planning strategy is particularly important for projects where there are several possible approaches. Rather than immediately submitting an application, a consultant may recommend further assessment, pre-application discussions, changes to the proposal, or a different planning route.
The strategy should reflect the individual circumstances of the site and the client’s objectives.
When Should You Contact a Town Planning Consultant?
There is no requirement to wait until you have completed your drawings before seeking professional planning advice. In many situations, contacting a town planning consultant earlier can help you make better-informed decisions.
Before Buying a Property
If you are buying a property because you intend to extend, convert or redevelop it, consider the planning implications before completing the purchase. For example, you may have identified a property because you believe it has potential for:
However, the physical potential of a property does not necessarily mean that the proposed development will be acceptable in planning terms. Obtaining professional advice before committing to a purchase can help you investigate the planning position.
Before Purchasing Development Land
Planning advice can be particularly valuable when assessing land for development.
The potential of a site can be influenced by its planning history, development plan policies, access, surrounding uses, and other site-specific considerations. A town planning consultant can help you investigate these matters and establish what may need to be considered before progressing with a development proposal.
Before Preparing Architectural Drawings
Planning and design should ideally be considered together.
If an architect prepares a detailed design without the relevant planning considerations being taken into account, changes may be required later. Obtaining planning advice during the early design stage can help the planning strategy and architectural proposal develop alongside one another.
Before Submitting an Application
If your drawings are already prepared, a town planning consultant can review the proposal before it is submitted.
This can help identify whether additional information, amendments, or supporting documents may be required. A well-prepared application should clearly explain the proposed development and address the planning considerations relevant to the site.
After a Planning Refusal
A planning refusal does not necessarily mean that a project has reached the end of the road.
The reasons for refusal should be reviewed carefully before deciding what to do next.
A town planning consultant can review the decision and advise on the potential options available.
Town Planning Consultancy for Residential Projects
Town planning consultants can assist with a wide range of residential developments, from individual home improvements to larger housing proposals.
Common projects include:
For homeowners, professional planning advice can provide clarity about whether permission is required and what planning considerations may affect the proposal.
For developers, the role can extend to assessing development potential, preparing planning strategies, and managing applications for larger schemes.
Town Planning Consultancy for Developers and Landowners
Developers and landowners often require more strategic planning support because decisions made at the beginning of a project can affect the development throughout its lifecycle.
A town planning consultant can assist with:
For development sites, planning advice can also help identify potential constraints before detailed design work progresses.
Where specialist input is required, a planning consultant may also help identify the types of technical information that could be needed to support an application.
Town Planning Consultant vs Architect
A town planning consultant and an architect can both contribute to a successful development, but their primary responsibilities are different.
A town planning consultant focuses on the planning aspects of the proposal. This includes interpreting planning policy, assessing whether permission is required, identifying planning constraints, and developing a strategy for obtaining the necessary consent.
An architect focuses primarily on the design and technical development of the building or alteration. Their work can include developing layouts, preparing architectural drawings, taking measurements, and producing plans for the proposed works.
For example, if you are planning a house extension, an architect may prepare the design and drawings, while the town planning consultant assesses how the proposal relates to planning policy and advises on the appropriate planning route.
For more complex projects, the two professionals can work together. Coordinating planning advice with architectural design can help identify potential issues earlier and produce a more considered proposal.
Planning Appraisal
A planning appraisal can provide an initial assessment of a proposal before you proceed with a full application.
It can help you understand:
This can be useful for homeowners, developers, and landowners who are still deciding how to proceed.
Planning Applications
A town planning consultant can assist with the preparation and submission of planning applications. This can include reviewing the proposal, assessing relevant policies, preparing planning documentation, and coordinating the information required for submission.
Our planning applications service provides professional support for clients who need assistance with progressing a planning application.
Change of Use
A change of use can occur when a property or building is intended to be used for a different purpose from its existing authorised use.
Examples can include:
The planning requirements will depend on the existing and proposed use and the specific circumstances of the property.
Our change of use planning permission service provides advice and support for clients considering a change to their property’s use.
Planning Conditions
Planning permission may be granted subject to conditions.
These can require additional information, approvals, or actions before particular aspects of a development can proceed. If you have received planning permission but are unsure about a condition attached to the approval, professional planning advice can help you understand what is required.
Planning Appeals
If a planning application has been refused, an appeal may be an option depending on the circumstances. Planning appeals involve specific procedures and require the refusal reasons and planning merits of the proposal to be considered carefully.
Our planning appeals service provides professional planning support for clients considering an appeal.
Common Town Planning Mistakes to Avoid
Assuming Similar Development Will Be Approved
A neighbouring property may have received permission for similar works, but that does not mean your proposal will automatically be approved. The properties, planning history, design, and surrounding circumstances may be different.
Assuming You Do Not Need Permission
Some development may benefit from permitted development rights, but these rights are subject to specific conditions and limitations. If you are unsure whether permission is required, establish the planning position before beginning work.
Ignoring Planning History
Previous applications can provide useful information about how a site has been considered by the local planning authority.
A previous refusal may identify issues that could affect a new proposal, while an existing permission may provide useful context for future development.
Starting Construction Before Establishing the Planning Position
Beginning development without the necessary permission can create significant complications.
Before starting work, make sure you understand whether planning permission or another form of consent is required.
Treating Planning and Design as Separate Processes
Design decisions can have planning implications, and planning considerations can influence design. Bringing planning and architectural input together at the appropriate stage can help reduce the likelihood of substantial amendments later.
How to Choose a Town Planning Consultant
Choosing the right planning consultant is important because the advice you receive can influence the direction of your project.
Check the Scope of Service
Before proceeding, make sure you understand what the service includes.
Depending on your requirements, this could cover:
Look for Clear Communication
Planning matters can be complicated, so your consultant should be able to explain the relevant issues clearly. You should understand the potential options, what information is required, and what needs to happen next.
What Happens When You Contact a Town Planning Consultant?
The process will depend on the nature of your project, but it will generally begin with understanding your proposal and the property or site involved.
You may be asked to provide:
The information can then be reviewed to determine what planning advice or service is appropriate.
For a straightforward project, this may involve an initial assessment and advice on the next step. For a more complex development, it could lead to a detailed planning appraisal, application preparation and ongoing support.
Why Choose Expert Planning Consultants?
At Expert Planning Consultants, we provide professional planning support for a wide range of residential, commercial and development projects.
Our services can assist with:
We understand that every property and development proposal has different planning considerations. Our approach is therefore focused on understanding the individual circumstances of each project and providing advice on the most appropriate way forward.
Whether you need advice before preparing your drawings, assistance with a planning application, or support following a planning decision, our team can help you navigate the relevant planning process.
Frequently Asked Questions
What is a town planning consultant?
A town planning consultant is a professional who advises on planning, development, and land-use matters. They can help clients understand planning policies, identify potential constraints, and determine the appropriate route for progressing a development.
What does a town planning consultant do?
A town planning consultant can provide planning advice, assess development proposals, prepare planning applications, advise on planning permissions and support clients with matters such as changes of use, planning conditions and appeals.
Do I need a town planning consultant?
You do not necessarily need a consultant for every project. However, professional advice can be particularly useful where a development is complex, involves significant planning considerations, or requires a clear planning strategy.
Can a town planning consultant help before buying land?
Yes. Planning advice can be obtained before purchasing land to help you understand the site’s planning history, relevant policies, potential development opportunities, and possible constraints.
Can a town planning consultant help with a refused application?
Yes. A consultant can review the reasons for refusal and advise on potential options, which may include amending the proposal, submitting another application, or considering an appeal.
Can a town planning consultant work with my architect?
Yes. Planning consultants and architects can work together so that the design and planning aspects of a development are considered alongside each other.
Can a town planning consultant help with permitted development?
Yes. A consultant can assess the proposed works against the relevant permitted development requirements and advise whether this route may be appropriate or whether another form of planning consent should be considered.
Get Professional Town Planning Advice
Planning can play a central role in determining whether a property development can move forward and what approach should be taken. From a homeowner considering an extension to a developer assessing the potential of a site, obtaining professional planning advice at the right stage can provide greater clarity and help identify potential issues before they become more difficult to address.
A town planning consultant can assess your proposal, interpret relevant planning policies, and advise on the most appropriate planning route. Professional support can be useful at every stage, whether you are considering a development, preparing an application, dealing with planning conditions, or responding to a refusal.
At Expert Planning Consultants, we provide professional town planning advice and support for residential, commercial, and development projects. Our team can help you understand the planning requirements affecting your proposal and determine the appropriate next steps.
Contact us today to discuss your proposed development and find out how our town planning consultants can support your project. Whether you are at the early planning stage, already have drawings, or need assistance with an existing planning matter, our team can provide professional advice tailored to your requirements.