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Planning Permission

Planning Permission by RTPI Chartered Planners

Obtaining Planning Permission - The most important element in the development process - Professional assistance is vital

Good working relationship with Local Planning Authorities

Plande will assist in a professional, personal and cost-effective manner. We have huge experience in the complex planning system.

We have a good working relationship with a wide range of Local Authorities and a proven ability to obtain planning permission. Even where other firms have previously failed.

We offer a wide range of skills and negotiate effectively with Local Planning Authorities. At the pre-planning application advice stage and throughout the planning process to ensure that a site’s development potential is maximised.

The effect is the reduction in associated costs (consultants, contributions & Section 106 agreements).


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Improving your chances of planning permission

Appointing Plande will substantially improve your chances of success – reduce the need for multiple applications,  costly design changes & unnecessary consultants and reports.


Guiding you through the planning permission maze

The planning system has become very complex. Plande assists in explaining and simplifying the process.

We will guide you through the maze of legislation and regulations, providing recommendations and advice along the way, facilitating, and often exceeding your goals and aspirations.

Keeping clients up to date and informed

A key part of our services is to monitor your application following a planning submission. We keep abreast of issues, resolving problems whilst keeping our clients fully informed.

This approach is vital to ensure timely planning consent is granted within the statutory determination period.

Robust and comprehensive applications

Making a planning application for planning permission is not as straightforward as preparing the basic level of drawn information (site plan, floor plans and elevations).

We approach each project to allow the supporting and drawn information to best illustrate the proposals. We are able to advise and prepare the relevant drawings and pieces of supporting information to give each application the best chance of success.

We have in-house CAD design and presentation experts to assist with all types of applications. This enables each one to be presented in a robust and comprehensive manner.


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Please contact us for more information on how we can assist with your planning permission

For developers, architects, businesses and private clients you’ll have the go-ahead to start construction.

For landowners, you’ll have the reassurance that you’ve added value to your site.

Our consultancy services cover a broad selection of sectors:

  • commercial and industrial
  • mixed-use and retail
  • leisure and hotels
  • residential (including self-build/ conversion/ renovation)
  • community and education
  • historic buildings & conservation
  • agricultural and equestrian
  • green belt & rural development

Our skills extend to advising on and managing complex planning issues:

Planning Permission Frequently Asked Questions

Do I need planning permission?

Planning permission is not always required. Many many works or change of use is not classed as development or are allowable under permitted development.

It is advisable to check with your Local Planning Authority in order to ensure unauthorised works or development are not carried out.

If your works or change of use do not fall under any allowable class then you will likely require planning permission. We will smooth this process out and advise of the likely issues and requirements.

How long does planning permission last?

It typically lasts for 3 years although the formal decision notice will specify any particular requirements or timeframes.

For example, where consent is granted due to policy vacuums, for example for houses outside of settlement boundaries or only obtaining approval because of a lack of 5-year housing land supply, then such timeframes may be reduced.

What is outline planning permission?

This typically sets the principle of development for land and helps to realise the value and ascertain that development is possible.

Often such an approval is not the end of the process. A Reserved Matters application would allow for the design to be approved to enable construction works to commence.

Outline planning permission only establishes a few key aspects of the development, such as the principle and use. A Reserved Matters Application will need to be submitted to the Local Planning Authority to provide the remaining information required under a full planning application.

The permission will be granted subject to conditions and will be subject to the approval of Reserved Matters. These are required to be approved prior to the any work commencing on site.

Outline planning permission usually lasts for three years, from the date of approval. Local Authorities can stipulate a reduced timeframe. A Reserved Matters application needs to be submitted within this period, which when granted, extends the approval for a further 2 years.

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How long does planning permission take?

This varies dramatically based upon the scale, complexity and context of the application.

Local Planning Authorities are set target determination periods by Government and these are generally 8 weeks for minor applications and 13 weeks for major applications.

These targets do not necessarily tell the whole story as inappropriate proposals are likely to require re-submissions or planning appeals. These can substantially increase the timeframes for approval.

The appointment of a Plande will give your application the best chance of success. It will also help to reduce the time taken to achieve planning consent.

Why choose Plande to assist with your Planning Permission

We have an expert, highly experienced in-house team with wide-ranging specialist external support where specific assistance is required.

We have been involved with a huge range of different types of planning applications; please see our Case Studies page for more information or contact us to discuss your project.

We have worked across a wide range of different Local Planning Authorities and have obtained planning permission numerous times in locations such as:

Cheshire East CouncilManchester City CouncilTrafford Council; Cheshire West & Chester Council; Stockport Council; Warrington Borough Council; Salford City Council; Flintshire County Council; Denbighshire County Council; Liverpool City Council; Wrexham Council; to name a few in the North as well as in London and surrounding areas.

Do I need planning permission for an extension?

Permission for house extensions projects fall under two categories; those allowable under permitted development and those requiring planning consent.

Where planning is required, many Local Planning Authorities have dedicated supplementary planning guidance (SPGs) advising what they would normally expect to be allowable.

It is advisable to review these SPG’s prior to any design work carried out.

Unfortunately, many of these documents make assumptions based on typical houses so many extension projects do not always fall neatly into the policy context.

The appointment of Plande gives your project the best chance of success.

Retrospective Planning Permission

This is required where works have been carried out without obtaining approval before work was commenced.

Depending on the nature of the issues, a Certificate of Lawful Development application may be required or a full planning application to regularise the situation.

As the construction/change of use has been carried out, often limited changes are possible without significant expense.

As such it is imperative to support a robust planning argument and the appointment of Plande will assist with this.

How much does planning permission cost?

Costs are difficult to generalise as the scale, type and complexity of each application vary dramatically.

The level of supporting information (for example ecology or tree surveys) will be determined by local validation lists, local policies and/or context.

In order to help reduce the costs associated with obtaining approval, the appointment of Plande will be beneficial. This will reduce the time associated with the process and minimise the costs associated, including re-designs, re-submissions and appeals.

How to apply for planning permission?

This involves submitting a planning application to your local planning authority (LPA).

They will set the requirements for such applications. The scale, complexity, use and context for each application will determine what you will require. The minimum is usually a location plan, planning applications forms and details of the application – site plan, floor plans & elevations.

Where applicants are seeking more than change of use planning permission a Design and Access Statement is required to set out the planning issues and merits for the scheme.

How to get planning permission?

Developing strategies for how to get planning permission is a vital part of what we do at Plande. We can assist with a wide range of different projects at different scales and in different locations

Disclaimer: This page provides an introduction only and is not a definitive statement of the law and should therefore not be relied upon. The information above relates to England only. Policies across the rest of the UK may differ. Contact your Local Planning Authority for advice and confirmation before any works are carried out. All images used are for illustrative purposes only. Read the full disclaimer here.

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Whether you need an expert on your team to secure permission for a major mixed-use scheme or a unique self-build home, our fresh planning insights will help you achieve your goal.