We can advise, prepare and oversee your application through the planning process from submission to determination.
- Open market housing developments
- Affordable housing schemes
- Change of use
- Holiday lets
- Residential extensions
- Barn conversions
- Managers dwellings
- Certificate of lawfulness
We can produce or commission the necessary supporting information to ensure your application is determined by the Planning Authority in a timely manner.
- Design and access statements
- Planning policy statements
- Contaminated land reports
- Flood risk assessments
- Ecology reports
- Transport assessments
We will arrange to visit your site to discuss your planning proposal and advise on the likelihood of gaining planning permission for your proposed development.
Pre-application Advice is a discrectionary service.
Pre-application engagement with the Local Planning Authority will improve the quality of your planning application and the likelihood of success.
This can be achieved by:
- providing an understanding of the relevant planning policies and other material considerations associated with a proposed development
- working collaboratively and openly with interested parties at an early stage to identify, understand and seek to resolve issues associated with a proposed development
- discussing the possible mitigation of the impact of a proposed development, including any planning conditions
- Identifying the information required to accompany a formal planning application, thus reducing the likelihood of delays at the validation stage.
Pre-application engagement is a collaborative process between a prospective applicant and other parties which may include;
- the local planning authority
- statutory and non-statutory consultees
- elected members
- local people
It is recognised that the parties involved at the pre-application stage will vary on a case by case basis, and the level of engagement needs to be proportionate to the nature and scale of a proposed development. Each party involved has an important role to play in ensuring the efficiency and effectiveness of pre-application engagement (National Planning Practice Guidance March 2014)
If your application has been refused planning permission we will review the reasons and discuss any changes to the proposal which would make it more acceptable and likely gain permission.
You have a right of appeal against most local authority decisions on planning permission and other planning decisions, such as advertisement consent, listed building consent, prior approval or permitted development rights, and enforcement.
When can you appeal
The local planning authority makes decisions on planning applications.
You can appeal a planning decision if either;
- you disagree with it
- the decision wasn't made within 8 weeks (13 weeks for a major development, such as 10 dwellings or a building of more than 1,000 square metres)
If you disagree with a decision, you must appeal within 6 months of the date of the decision notice from the local planning authority.
There is a different process to appeal a householder planning decision for a smaller project like an extension, conservatory or loft conversion.
We will advise you on the best way forward.
If you are a neighbour affected by a development proposal we will act on your behalf to ensure the Local Planning Authority understands your concerns and acts upon them accordingly.
Your comments can only be properly considered if you give reasons which relate to the planning application and to planning matters.
The most common planning issues or 'material considerations' that are taken into account include (the list is not exaustive);
- local, strategic, regional and national planning policies
- Government circulars, orders and statutory instruments
- previous planning decisions (including appeal decisions)
- design, visual appearance, and materials
- layout and density of buildings
- loss of daylight or sunlight
- overshadowing/loss of outlook (but not loss of view)
- overlooking/loss of privacy
- noise and disturbance from use
- light pollution
- highway safety issues
- traffic generation
- vehicular access
- adequacy of parking
- loss of important trees
- nature conservation
- intrusion into the open countryside
- risk of flooding
- effect of Listed Buildings and Conservation Areas
- hazardous materials and ground contamination
- disabled persons access
The Local Planning Authority cannot take into account matters arising from;
- loss of view
- loss of property value
- breach of restrictive covenant
- loss of trade to a competitor
- the level of profit a developer might make
- personal circumstances of the applicant (in most cases)
- moral objections e.g. to uses such as amusement arcades and betting offices
- matters controlled under Building Regulations or other non-planning laws, e.g. structural stability, drainage, fire precautions etc.
- private issues between neighbours e.g. land/boundary disputes, damage to property, private rights of way, covenants etc.
- problems arising from the construction period of any works, e.g. noise, dust, construction vehicles, hours of work etc.