Frequently Asked Questions for a Planning Consultancy
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Most Popular Questions
What is a Chartered Town Planning Consultant and why do I need one?
A Chartered Town Planning Consultant is a qualified professional, accredited by the Royal Town Planning Institute (RTPI), who provides expert advice and guidance on land use and property development. The planning system in the UK can be complex, with ever-changing regulations and policies. Engaging planning consultants like Silverback Planning Solutions can significantly increase your chances of obtaining planning permission, save you time and money by avoiding costly mistakes, and help navigate issues such as planning appeals or enforcement notices. They can assess the feasibility of your project, prepare and manage planning applications, and act as your agent when liaising with local authorities and other stakeholders.
Do I need planning permission for my project?
Whether or not you need planning permission depends on the nature and scale of your proposed works or change of use. While some minor alterations or extensions fall under “permitted development” rights, many projects, including new buildings, significant extensions, or changes to the use of a property, will require planning permission from the local authority. Factors such as the property’s location (e.g., in a Conservation Area or near a Listed Building) can also affect whether permission is needed. It’s crucial to determine this early in the process, as carrying out work without necessary permission can result in enforcement action. A planning consultant can assess your proposal against current planning rules and advise you on whether planning permission or a Lawful Development Certificate is required.
What does the planning application process involve and how can you assist?
The planning application process typically involves preparing detailed plans and supporting documents that demonstrate your proposal complies with national and local planning policies. This often includes architectural drawings, design and access statements, and potentially specialised reports (e.g., ecological surveys or heritage statements). Once submitted to the local planning authority, the application is validated, publicised ( neighbours and relevant bodies are consulted), and assessed by a planning officer. A decision is usually made within 8 to 13 weeks, depending on the project’s complexity.
Silverback Planning Solutions can assist you at every stage:
Pre-application advice: Engaging with the local authority before submitting a formal application to identify potential issues.
Application preparation: Compiling all necessary drawings, statements, and reports.
Submission and management: Submitting the application on your behalf and acting as the primary point of contact with the planning authority.
Negotiation: Addressing any concerns raised by the planning officer or consultees.
Appeals: Handling the appeal process if an application is refused.
How much does it cost to use your services?
The cost of engaging a planning consultant varies depending on the complexity, scale, and nature of your project. Factors influencing the fee include the type of application, the amount of research and analysis required, the need for supporting reports from other consultants (like architects or surveyors), and whether the project involves a planning appeal or enforcement issue. Silverback Planning Solutions understands that clarity on costs is important and can provide a tailored fee proposal after an initial consultation to understand your specific needs and the scope of work involved. This proposal will outline the anticipated costs for their professional services. Note that planning application fees charged by the local authority are separate from consultancy fees.
What types of projects do you handle?
Silverback Planning Solutions provides town planning consultancy services for a wide range of projects across residential, commercial, and rural sectors. This includes, but is not limited to:
- Householder extensions and alterations.
- New build dwellings.
- Changes of use for buildings and land.
- Development on Green Belt land.
- Projects involving Listed Buildings or Conservation Areas.
- Agricultural and rural diversification schemes.
- Handling planning appeals against refusals.
- Advising on and resolving planning enforcement issues.
- Providing strategic planning advice and site appraisals for potential developments.
- We work with individuals, developers, businesses, and other organisations to help them navigate the planning system successfully.
Do you work with my existing architect/specialists?
Absolutely. We often act as the “Lead Consultant,” coordinating ecologists, highways engineers, and architects to ensure all reports align with the planning strategy.
Can you guarantee that my application will be approved?
No professional can. However, we guarantee the most robust, policy-backed case possible to maximize your chances and prepare for a win at appeal if needed.
At what stage should I involve a planning consultant?
Ideally, before you buy the land or instruct an architect. Early strategy saves the most time and money.
How long does a planning application actually take?
Statutorily 8–13 weeks, but with current council backlogs, it often takes longer. We manage expectations and use “Extension of Time” agreements strategically.
My application was refused. What are my options?
You have two: Resubmit with amendments to address the refusal reasons, or Appeal to the Planning Inspectorate. We analyse which path has the higher success rate.
What is a "Material Planning Consideration"?
These are the only factors a council can legally use to decide a case (e.g., design, traffic, privacy). We help filter out irrelevant “noise” like property value or loss of a view.
How do I know if my project falls under "Permitted Development"?
PD rights are a minefield of “Prior Approvals” and “Article 4 Directions.” We provide a formal assessment to ensure you don’t build something that requires a costly fix later.
What is a "Certificate of Lawfulness"?
It’s a legal document proving that an existing use or development is lawful. It’s vital for selling property or defending against enforcement action.
Can you help with "Call for Sites" during a Local Plan review?
Yes. We promote your land to the Council to get it “allocated” for development in the future Local Plan, which is the ultimate way to de-risk a site.
What is a Planning Statement and do I really need one?
It is the “closing argument” of your application. It explains why the Council should say yes, linking your design directly to national and local policies.
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