Planning a property development can involve planning policies, applications, drawings, consultations and decisions from the local planning authority. Understanding these requirements can be difficult, particularly when a project has unusual circumstances or is likely to face planning restrictions. A planning consultant provides professional advice on planning matters and helps property owners, developers and businesses understand and navigate the planning system. Their role can range from assessing whether planning permission is required to preparing and managing planning applications.
What Is a Planning Consultant?
A planning consultant is a professional who provides specialist advice on planning and development matters. They help clients understand planning policies, assess development proposals and navigate the planning application process. Planning consultants can work on residential, commercial and larger development projects. They may advise on whether a proposal is likely to receive planning permission, identify potential planning constraints and recommend how a project can be approached. Their role can be particularly useful where a development is complex, involves a change of use or requires an understanding of local and national planning policies.
What Does a Planning Consultant Do?
The exact role of a planning consultant depends on the project, but their services can include:
- Providing planning advice
- Assessing whether planning permission is required
- Reviewing planning policies and restrictions
- Preparing and submitting planning applications
- Advising on permitted development rights
- Supporting prior approval applications
- Preparing planning statements
- Carrying out planning appraisals
- Advising on planning conditions
- Supporting planning appeals
- Assisting with enforcement matters
- Liaising with local planning authorities
A planning consultant can become involved at the early stages of a project or provide support throughout the planning process.
When Do You Need a Planning Consultant?
You may benefit from using a planning consultant when you are considering a development that could be affected by planning restrictions or where the planning process is likely to be complicated.
Planning consultants can provide advice for projects such as:
- House extensions
- Loft conversions
- Garage conversions
- Basement conversions
- New-build homes
- Change of use projects
- Commercial developments
- Agricultural developments
- Flats and residential developments
- Retrospective planning applications
For a straightforward project, you may be able to establish the basic planning requirements yourself. However, professional advice can be useful where there is uncertainty about the planning position or where a proposal requires a detailed assessment.
What Is the Difference Between a Planning Consultant and an Architect?
Planning consultants and architects have different areas of expertise, although they may work together on the same project. A planning consultant focuses primarily on planning matters. This can include planning policies, applications, permitted development rights, planning restrictions and communication with the local planning authority. An architect focuses primarily on the design and technical aspects of a building project. Their work can include developing layouts, preparing architectural drawings and helping to develop the design of a proposed building or alteration. Some projects require both professionals. For example, an extension may need architectural drawings alongside professional planning advice to establish whether the proposal complies with planning requirements.
What Is a Planning Consultant’s Role in a Planning Application?
A planning consultant can help establish whether a proposed development is suitable for a planning application before the application is submitted. This may involve reviewing the site’s planning history, relevant national and local planning policies and any restrictions that could affect the proposal.
They can also help prepare the planning information required for an application and may communicate with the local planning authority during the assessment process. Where changes are requested by the planning authority, a planning consultant can advise on how the proposal could be amended while maintaining the objectives of the project.
Can a Planning Consultant Help With Permitted Development?
Planning consultants can advise on whether a project may fall within permitted development rights and whether the relevant limitations and conditions are satisfied. Permitted development can allow certain types of work to be carried out without submitting a full planning application. However, the rights are subject to specific rules relating to factors such as size, height, location, use and previous development. A planning consultant can review the proposed work and help determine whether the relevant permitted development requirements are likely to be met.
Can a Planning Consultant Help With Planning Permission?
A planning consultant can support clients throughout the planning permission process. Their involvement may include assessing the proposal, identifying planning considerations, preparing supporting documents, submitting the application and responding to issues raised by the local planning authority. Professional planning advice can also help identify potential problems before an application is submitted, giving the applicant an opportunity to address them during the design and preparation stage.
What Types of Projects Do Planning Consultants Work On?
Planning consultants can work across a wide range of property and development projects.
Residential Projects
Residential planning work can include extensions, loft conversions, new homes, garage conversions, changes of use and larger housing developments.
Commercial Projects
Commercial projects may involve changes of use, new commercial buildings, extensions, redevelopment and other proposals requiring planning consideration.
Agricultural Projects
Planning consultants can also advise on agricultural buildings, changes of use and proposals involving agricultural land.
Mixed-Use Developments
Larger developments may combine residential, commercial and other uses. These projects can involve more complex planning considerations and may require detailed professional advice.
What Are the Benefits of Using a Planning Consultant?
Using a planning consultant can provide several practical benefits when dealing with a property development.
Better Understanding of Planning Requirements
Planning consultants can explain relevant planning policies and requirements in a way that is easier for property owners and developers to understand.
Identifying Potential Problems Early
Professional advice at the beginning of a project can help identify planning restrictions or potential issues before significant money is spent on design and construction.
Support With Planning Applications
A planning consultant can help ensure that the planning aspects of an application are properly considered and supported with relevant information.
Professional Communication
Where necessary, a planning consultant can communicate with the local planning authority and respond to planning-related queries on behalf of the client.
Greater Clarity Before Construction
Obtaining planning advice before work begins can help establish what permissions or approvals may be required and reduce the risk of proceeding without the appropriate consent.
How Much Does a Planning Consultant Cost?
The cost of hiring a planning consultant varies depending on the type, size and complexity of the project and the services required. A straightforward planning consultation may cost considerably less than full support with a planning application. More complex projects may require additional research, planning statements, meetings, negotiations or appeals, which can increase professional fees. It is advisable to establish what is included in the consultant’s fee before appointing them so that you understand the scope of the service and any additional costs that may apply.
Should You Hire a Planning Consultant Before Designing Your Project?
In many cases, obtaining planning advice at an early stage can be useful. Understanding the planning constraints before finalising a design can help you develop a proposal that is more likely to comply with relevant requirements. It can also prevent unnecessary design work on a proposal that may face significant planning difficulties. For larger or more complex projects, an early planning appraisal can provide a clearer understanding of the site’s opportunities and constraints before the project progresses.
How Studio Charrette Can Support Your Planning Project
Studio Charrette provides professional planning and architectural support for property owners and developers. Depending on your project, support can include planning advice, planning applications, permitted development assessments, planning appraisals, architectural design and other services required to progress a property project. Working with experienced professionals can help you understand the planning process and establish the appropriate steps for your proposed development.
Planning Your Project With a Professional Planning Consultant
A planning consultant helps property owners, developers and businesses navigate the planning system and understand how planning requirements may affect a proposed development. Their involvement can range from providing initial planning advice to preparing applications and supporting clients throughout the planning process.
Whether you are considering an extension, conversion, change of use or larger development, obtaining appropriate planning advice early can help you understand the requirements before committing to construction. If you need professional advice on your proposed development, contact Studio Charrette for planning and architectural support.
Frequently Asked Questions
What is a planning consultant?
A planning consultant is a professional who provides advice on planning and development matters. They help clients understand planning requirements, assess proposals and navigate the planning application process.
What does a planning consultant do?
A planning consultant can advise on planning permission, permitted development, planning policies, planning applications, planning conditions, appeals and other planning matters.
Do I need a planning consultant for a house extension?
Not every house extension requires a planning consultant. However, professional advice can be useful where the planning position is uncertain, the property has restrictions, or the proposed extension is more complex.
Can a planning consultant apply for planning permission?
Yes. A planning consultant can prepare and submit planning applications on behalf of a client, depending on the services they provide.
Can a planning consultant help with permitted development?
Yes. A planning consultant can assess whether a proposed development is likely to fall within permitted development rights and whether the relevant limitations and conditions are satisfied.
