Frequently Asked Questions

We deliver a wide range of projects, from small to large, across a variety of sectors. We also work with individuals seeking advice in relation to householder projects. Contact us to discuss your individual requirements further. 

Whilst projects can often appear straightforward, they seldom are. Planning Policy, legislation, bureaucracy and objections from consultees or stakeholders often make for a complex and time-consuming process to achieve your development goals. Whilst some people choose to rely on their architect for the planning process, not all issues raised will be design-related. Instead, planning consultants have knowledge of planning policy and case law and can play a key role in securing planning permission. As a professionally accredited chartered member of the Royal Town Planning Institute, we will be up to date with changes to policy frameworks and legislation, ensuring that you are receiving the most up-to-date advice to inform your application for planning permission. 

A planning consultant manages the application process and will guide you through the key issues and complexities with the planning system. For example, we would submit, monitor and manage an application through to the decision, which often includes difficult negotiations with planning officers. We can also help you understand if other technical disciplines might be required, such as transport consultants, tree consultants or ecologists, aiming to save you time and cost by getting it right the first time around. Alternatively, we can advise you early on through a site or development appraisal if there are other constraints or challenges that you may face to help you avoid wasting time and money pursuing something that is unlikely to be supported by the local planning authority. 

Once you have all the components in place for a valid application, such as the correct plans and supporting documentation, the statutory determination period is between eight and sixteen weeks depending upon a number of things such as site size, the scale of the proposal or whether an Environmental Impact Assessment (EIA) is required. However, the process may take longer, depending upon the workload and resourcing of the local planning authority.

Correct. Planning permission is only needed if the work being carried out meets the statutory definition of ‘development’ (this includes: building operations (eg construction, structural alterations, rebuilding, most demolition); material changes of use of land and buildings; engineering operations (eg groundworks); mining operations; other operations; and subdivision of a building). 

However in some cases, development is permitted under national permitted development rights, for example some agricultural buildings, domestic outbuildings, extensions, alterations, and changes of use, depending upon certain conditions and limitations such as size.

Even where a development project is considered Permitted Development, it is often recommended to apply for Lawful Development Certificate to confirm that planning permission is not required.  In some instances, the General Permitted Development Order requires that  Prior Notification is given to, or Prior Approval obtained by, the Local Planning Authority ahead of any work taking place.  

We can help you understand whether your development project requires planning permission or whether another type of application is necessary.

There are two types of Lawful Development Certificate – one related to existing development (Certificate of Lawful Existing Use or Development, or a ‘CLEUD’ for short) and one for proposed development (Certificate of Lawful Proposed Use or Development (‘CLPUD’)).

A CLEUD allows you obtain a decision from the Local Planning Authority that a development that has already been carried out is lawful, either because it falls into one of the categories of development that is permitted by General Permitted Development Order, or by virtue of the time that has elapsed.  This is currently either four years or ten years, but please be aware that the Government intends to change this to a blanket ten year rule.

A CLPUD allows you to establish that a proposed development, either an intended use or a form of operational development can be carried out without the need for planning permission, and will thereby not run the risk of future enforcement action. 

There may be a number of options available to you if your planning application has been refused. In some cases, and depending upon the Local Planning Authority’s reason(s) for refusal, it may be appropriate to amend the application proposals and make a resubmission. Alternatively there may be grounds to appeal to the Planning Inspectorate. Please get in touch to discuss the options available. 

Not at all, we have experience in delivering projects across the country. Please get in touch to discuss your requirements further. Contact us