Frequently Asked Questions
🔒 Is your work protected?
Yes—your peace of mind is our priority.
We are committed to the highest standards of professionalism and integrity. Our work is protected in the following ways:
✅ We abide by the Royal Town Planning Institute (RTPI) Code of Professional Conduct, ensuring that all advice and representations are ethical, evidence-based, and in your best interest.
✅ We hold professional indemnity insurance, which provides financial protection in the unlikely event of a professional error.
✅ All documents and plans we produce are prepared with care, accuracy, and full accountability.
When you work with us, you’re not just getting planning advice—you’re getting trusted, regulated expertise.
⏳ How long do planning applications take?
The timeline for a planning application typically involves two key stages:
🛠️ Our Preparation Time: 3–5 weeks We’ll work closely with you to prepare scaled plans, supporting documents, and a robust planning statement. This includes any necessary revisions to ensure your application is as strong as possible before submission.
🏛️ Council Decision Time: 8+ weeks Once submitted, your local planning authority will usually take at least 8 weeks to make a decision. Larger or more complex applications may take longer, especially if they require consultation or committee review.
We’ll keep you informed at every stage and liaise with the Council on your behalf to help keep things moving smoothly.
🕰️ Can I speed up the planning process?
Unfortunately Council timelines are fixed. However, the best wat that you can help avoid delays by submitting a complete, robust, well-prepared application first time, using our expertise.
🏗️ Do I always need planning permission?
Not always. You’ll usually need planning permission if you want to:
- Build something new
- Make a major change to your property (like a large extension)
- Change the use of a building or land
Some projects may fall under permitted development rights, which don’t require full permission. We can help you determine which route applies.
🧾 What happens if I build without planning permission?
If your project required permission and you didn’t get it, the Council can issue an enforcement notice ordering you to undo the work. It’s illegal to ignore this. However, you may be able to apply retrospectively or appeal the notice—we can advise on the best course of action.
📜 What is a Lawful Development Certificate (LDC)?
An LDC is a legal document issued by your local planning authority confirming that your proposed or existing development is lawful. It’s especially useful when relying on permitted development rights and provides peace of mind for future sales or enforcement protection.
📣 Can I appeal a refused planning application?
Yes. If your application is refused, you have the right to appeal. We’ll review the decision, prepare a strong appeal statement, and submit it to the Planning Inspectorate. Most householder appeals must be submitted within 12 weeks of the decision notice.
🏢 Do commercial projects need planning permission?
Often, yes—but not always. Some changes of use or minor works may be allowed under permitted development or prior approval rules. We’ll assess your proposal and advise on the most efficient route.
🛑 How do I object to a planning application?
You can submit a written objection to the local planning authority during the consultation period. We specialise in preparing policy-based objections that carry weight with decision-makers—especially for concerns like overdevelopment, loss of privacy, or traffic impacts.
🧱 Can I apply for retrospective planning permission?
Yes, but it’s risky. Explain the process and how you can help regularise unauthorised development or respond to enforcement.
🏘️ What if I live in a conservation area?
Permitted development rights are more restricted in conservation areas. You may need planning permission for works that wouldn’t normally require it—like replacing windows or putting up fences. We’ll assess your property and advise accordingly.
🧾 What’s the difference between planning permission and building regulations?
Planning permission relates to the use and appearance of buildings and land. Building regulations deal with the technical construction standards—like structural safety, insulation, and fire protection. You may need both. We can advise you on when and how to apply for each.
🧭 What is a planning statement and why do I need one?
A planning statement explains how your proposal complies with national and local planning policies. It’s a key part of your application and helps the Council understand the rationale behind your design. We prepare clear, policy-based statements for every project.
🗓️ When is the best time to apply?
Planning applications can be submitted year-round, but allow time for preparation and Council processing (typically 8+ weeks). If you’re working to a build schedule or funding deadline, we recommend starting early to avoid delays.
🧾 Can I apply for planning permission myself?
Yes, but many applicants choose to work with a professional to avoid common pitfalls. We ensure your application is complete, policy-compliant, and strategically presented—maximising your chances of approval.
🧾 What happens after I submit my planning application?
Once submitted, your local planning authority will:
- Validate the application (check it’s complete)
- Publicly consult neighbours and relevant bodies
- Assess the proposal against planning policy
- Make a decision—usually within 8 weeks
We manage this entire process for you and keep you updated at every stage.
🏛️ What is the role of the planning officer?
The planning officer is assigned by the Council to assess your application. They’ll review your documents, visit the site if needed, and make a recommendation—either to approve, refuse, or refer to committee. We liaise directly with them to support your case.
🗳️ What is a planning committee?
Some applications—especially those with objections or wider public interest—are decided by a committee of elected councillors. We can help you prepare for committee, submit a written statement, or even speak on your behalf if needed.
🧾 Can I reapply after a refusal?
Yes. You can either appeal the decision or submit a revised application that addresses the Council’s concerns. We’ll review the refusal and advise on the best route forward.
💷 What are your fees?
Our services start from:
- £689 for residential planning applications
- £589 for permitted development packages
- £489 for planning appeals
- £289 for planning objections
- £789 for commercial planning applications
Council application fees are separate and payable directly to your local authority—we’ll guide you through that process.
ℹ️ Do you offer initial no commitment consultation?
Absolutely. We believe in clarity from the very start—so we offer initial advise to discuss your project, answer any questions, and outline the best path forward. No pressure, no jargon, just honest guidance from a planning expert.