Let us guide you through the planning maze.
Planning seems to get more complex every day, and it can be a real minefield if you’re new to it.
Even those who know the system need help at times, due to the sheer size of the Town and Country Planning Act, government policy and all the associated guidance.
With experience of all types of planning applications, we can guide you through the process to get the best outcome – however large your project.
We can also negotiate planning contributions, whether through a Unilateral Undertaking or an S.106 legal agreement.
With most applications, you’ll need to submit full details of your proposal. This is also the right approach if you want to change the use of land or buildings.
Outline planning applications establish whether a development is acceptable in principle. The advantage of this approach is that you don’t need detailed drawings.
Once outline permission has been granted, full details of your proposal must be approved before you can start work. This is known as ‘reserved matters’.
A certificate of lawfulness for proposed or existing use confirms that a use, operation or activity is lawful for the purposes of planning control.
You need this certificate to show that an existing use or activity that was in breach of a planning condition is now lawful, or that a use or activity you are proposing will be lawful.
This is an alternative way of obtaining planning permission for housing-led developments, split into two stages.
The first stage, ‘permission in principle’, establishes whether a site is suitable in principle. At the second stage, ‘technical details consent’, the detailed development proposals are assessed.
With some proposals for developments involving telecommunications, demolition, agriculture or forestry, you need to pass full details to the local planning authority before work begins.
This type of application is needed where a condition in a planning permission or listed building consent requires details of a specified aspect of the development (that was not fully described in the original application) to be approved by the local planning authority before the development can begin.
This is also known as 'discharging' conditions, and is different from removing or varying a condition (see below).
Under Section 73 of the Town and Country Planning Act 1990 (as amended), you can apply to vary or remove a condition on an existing planning permission. If it’s approved, a new permission will be issued, potentially with different conditions.
This form is used for proposals to alter or extend a single house, including work within the boundary or garden. It’s used for projects such as:
Note that you don’t need planning permission for all household building work. You can carry out some projects within permitted development rules, as long as they meet certain limits and conditions.
You will need to apply for listed building consent if you want to demolish a listed building, or if you want to alter or extend it in a way that affects its character as a building of special architectural or historic interest.
You may also need this consent for works to separate buildings within the grounds of a listed building.
More information can be found on Heritage consultancy page
You may need this consent if you want to display any of the following:
You will need to submit a tree works application if you want to carry out work on trees that are protected by Tree Preservation Orders or located in conservation areas.