planning permission, approvals & planning applications by RTPI chartered planners
Obtaining planning permission is arguably one of the most important elements in the development process and the right professional assistance is vital to ensure that approval is granted.
Good working relationship with Local Planning Authorities
Plande are able to assist in a professional, personal and cost effective manner and have a wide range of experience and knowledge of the complex planning system and context. We have a good working relationship with a wide range of Local Authorities and a proven ability to obtain planning permission, even where other Architects and Planning Consultancy firms have previously failed.
We have a wide range of skills and can negotiate effectively with Local Planning Authorities, at the pre-application stage and throughout the planning application process to ensure that a sites development potential is maximised, whilst reducing the associated costs (consultants, contributions, Section 106 agreements etc).
Improving your chances of planning permission
We believe that appointing Plande as your Planning Consultancy will substantially improve your chances of success as well as reducing the need for multiple applications, costly design changes and unnecessary consultants or reports.
Guiding you through the planning maze
Whilst the planning system has become very complex, Plande are able to assist in explaining and simplifying the process.
We are able to guide you through the maze of legislation and regulations, providing recommendations and advice along the way, facilitating, and often exceeding, your goals and aspirations.
Robust and comprehensive planning applications
Making an application for planning permission is now not necessarily as straightforward as preparing the basic level of drawn information (site plan, floor plans and elevations) but approaching 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 planning application enabling each application to be presented in a robust and comprehensive manner.
Keeping clients up to date and informed
Following planning submission, a key part of our services is to monitor the application and keep abreast of any issues that arrive, resolving any potential problem, whilst keeping our clients fully informed throughout. This approach is vital to ensure timely planning consents granted within the statutory determination period.
Please contact us for more information on how we can assist with your planning application and to obtain a cost effective, appropriate and robust planning permission.
For developers, architects, businesses and private clients you’ll have the go-ahead to start construction.
For land owners, you’ll have the reassurance that you’ve added value to your site.
Our consultancy services cover a broad selection of sectors:
Our skills extend to advising on and managing complex planning issues:
- applications and approvals
- planning appeals
- lawful development certificates
- permitted development
- variations of conditions and amendments to existing schemes
- conditions and agreements
- section 106 & CIL negotiations
- judicial reviews
- enforcement and stop notices
- resurrecting historic permissions
- retrospective applications
Planning Permission Frequently Asked Questions
Do I need planning permission?
Planning permission is not always required, with many works or change of use 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 permitted development then you will likely require planning permission; the appointment of an RTPI Planning Consultant can assist smooth this process out and advise of the likely issues and requirements.
How long does planning permission last?
Planning permission typically lasts 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 with houses outside of settlement boundaries only obtaining approval because of a lack of 5-year housing land supply, then such timeframes may be reduced).
What is outline planning permission?
Outline planning permission 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, with a Reserved Matters application required to allow for the design to be approved to enable construction works to commence.
How long does planning permission take?
Similarly with the issue of costs, how long it takes to obtain planning approval 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 target dates do not necessarily tell the whole story though as inappropriate proposals are likely to require re-submissions or planning appeals which can substantially increase the timeframes for approval.
The appointment of a professional, experienced, expert team will give your application the best chance of success and 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 worked across a wide range of different Local Planning Authorities and have obtained planning permission numerous times in locations such as:
Cheshire East Council; Manchester City Council; Trafford Council; Cheshire West & Chester Council; Stockport Council; Warrington Borough Council; Salford City Council; Flintshire County Council; Denbighshire County Council; Liverpool City Council; Wrexham Council; Bury Council; Tameside Council to name a few in the North as well as in London and surrounding areas.
We have also obtained planning permission in Scotland, Wales & England.
Do I need planning permission for an extension?
Planning permission for extension projects generally falls under two categories; those allowable under permitted development and those requiring planning consent.
Where planning is required, many LPA’s have dedicated supplementary planning guidance advising what they would normally expect to be allowable. It is advisable to review these SPG’s prior to any design works carried out. Unfortunately, many of these documents make assumptions based on typical house typologies/ arrangements and as such many house extension projects do not always fall neatly into the policy context; as such the appointment of an experience RTPI Planning Consultant would be beneficial to give your project the best chance of success.
Retrospective Planning Permission
Retrospective planning permission is required where works have been carried out without obtaining planning approval before works were carried out. 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 works have generally been carried out, limited changes are often possible without significant expense. As such it is imperative to support a robust planning argument and the appointment of an RTPI Planning Consultant can assist with this.
How much does Planning permission cost?
Planning permission costs are difficult to generalise as the scale, type and complexity of each application varies 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 an experienced planning consultant can be beneficial not only to reduce the time associated with the process but to minimise the costs associated, including re-designs, re-submissions and appeals.
How to apply for planning permission?
Applying for planning permission will typically involve submitting a planning application to your local planning authority. The LPA will set, via planning policies, or validation lists, the requirements for such applications. The scale, complexity, use and context for each application will determine what you will require, but the minimum is usually a location plan, planning applications forms and details of the application (especially site plan, floor plans, elevations etc) where applicants are seeking just more than a change of use planning permission. A Design and Acess Statement is required for many applications, with a planning statement often beneficial 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. Working on a range of different projects, at different scales and in different locations we can assist with your project.
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.