A team you can trust

Plainview Planning is an independent consultancy that has supported clients across England since 2008. We believe good planning starts with listening, and we take pride in offering clear, supportive advice. From homeowners and landowners to developers, farmers, and businesses, we think strategically to unlock site potential, achieve development goals, and build trusted relationships that last beyond each project.

Meet our team

Royal Town Planning Institute Accredited
Plainview Plannging Team

The numbers

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Local authority areas worked in

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Successful planning applications

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Years of collective planning experience

Planning approved for new visitor facilites at an RSPB wetlands reserve

Balancing Green Belt policy and ecology considerations to deliver sustainable visitor facilities for a vital wetlands reserve.

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Architect-designed replacement dwelling, Tetbury 

Planning approval secured for architect-designed replacement dwelling in Tetbury.

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Change of use from pub to 31-Bed Hotel, London 

Transforming a derelict pub into a thriving hotel near London City Airport

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Successful pub diversification: 9 new homes and 22 letting rooms near Bath

Planning success: diversification secures future of Grade II listed pub with new homes and visitor accommodation

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Stunning new 600sqm home approved in the Cotswolds National Landscape 

A phased strategy and design-led approach secured approval for a landmark countryside home in the Cotswolds AONB (now Cotswolds National Landscape).

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Working alongside Plainview planning has been a pleasure from start to finish. Their advice and expertise has been paramount to the success of getting planning permission for my project. My project was complex involving mobile home planning law, neighbourhood plans and a fractured and detailed site history. The team were excellent at replying to my concerns and finding a lawful route to my challenging planning needs. I couldn't be happier with their level of service and I fully recommended them...

Mr James, Cambridge

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We received great initial advice and communication on a planning issue that could have gone either way. Whilst being honest and realistic of our chances, together we agreed a strategy for appealing the decision which eventually resulted in an appeal to the Secretary of State. I am pleased to say that we have now finally achieved approval and could not have done it without their advice and professionalism. We would recommend Plainview Planning without hesitation.

Mr & Mrs Boyce, Essex

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On behalf of PKL Group and our client, I would like to take the opportunity to thank the team at Plainview Planning for undertaking such a sterling job in obtaining planning permission on what has been an incredibly complex and sensitive project. We would have absolutely no hesitation in returning to Plainview Planning for future outsourced planning support and I would equally have no hesitation in recommending their service to others.

PKL Group Ltd, Cheshire

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Thanks for the great service and support, you made the whole process very straightforward.

Mr Barrett, Essex

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We can't thank the team at Plainview Planning enough for our recent planning approval. Getting the certificate of lawfulness has been a lengthy process and they have supported us every step of the way. The difference having this planning permission in place has made to our lives is huge. Great work from a great team!

Mr Cree, Greater Manchester

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We wish to express our thanks to all of the Plainview planning team for all their help and expertise in obtaining a successful outcome in our planning appeal. They were able to quickly identify the key obstacles with our application and provided a clear plan of action for us to follow. I wouldn’t hesitate to recommend Plainview. Thanks again team for all your hard work!

Dr Jennifer Robertson, South Downs National Park, West Sussex

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Plainview Planning are a professional team: they listen to what is being asked of them, then discuss and advise the route to take. They communicate in a timely fashion and there was never need for me to contact or chase them.

Mrs Taylor, Hampshire

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Thank you very much for your work on our application and it proves it again that it's worth hiring professionals, like you, to do the job.

Mr Sestokas, Essex

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You successfully helped us to secure planning early last year. Your input was the turning point for the whole project, for which I am incredibly grateful.

Poppy Construction, Gloucestershire

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I was recommended to contact Plainview Planning by my architect. I was very pleased with the professional service I received. They were efficient, timely, listened to my feedback and answered my questions. I was delighted with the outcome, and my appeal was successful.

Mrs Thomas, Kent

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When I finished reading your statement, I had a smile on my face. You made a complicated argument both simple and compelling - thank you.

Mr A Marler – Hertfordshire

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Thank you all so much for your help on this, you’ve made the process extremely easy.

Mr Moore, Essex

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Just wanted to thank you all for your hard work. You really were first class and without your expertise I’m sure we would have never won the appeal. I will certainly be recommending you.

Mark and Jon Hall, Essex

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I would like to thank you for all your help. The quality of the application was outstanding and I wouldn't hesitate to use or recommend you in the future.

Mr Ganpatsingh, Surrey

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No other advisor would have achieved the result you have. Your knowledge, judgement, flexibility and patience left no stone unturned in pursuit of a positive outcome, despite poor prospects. It is extremely rare to work with advisors with the level of professionalism and integrity we have experienced working with you. At every stage we have been able to trust that you would offer the most appropriate advice and make the right judgements.

Mrs Shuttleworth, London

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Thank you for making our dream come true! For almost 35 years, my wife and I had been trying to obtain planning permission to build our family home. After numerous refusals, we almost gave up hope but were recommended Plainview Planning. It was an absolute pleasure working with the team, who were professional, knowledgeable and effective throughout the process. I would highly recommend Plainview Planning to anyone who needs expert planning advice and guidance.

Mr Tann, Essex

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Thank you so much for your faultless work in helping us get planning permission. You have been amazing, and we will always recommend you to others.

Mrs Faithful, East Hampshire

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Out of all the planning consultancies we approached for assistance, you were the most clued up.

Mr. Stanhope, Staffordshire

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I didn’t believe the outcome having to read your email and the EFDC platform several times. It didn’t sink in until Monday morning even after cracking open a bottle of champagne with Sunday dinner. So very grateful for all your amazing services professionalism and support. Thank you.

Mr. Seymour, Essex

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Thank you for helping us with our appeal. The difference this has made to our lives is amazing. I would highly recommend Plainview Planning to anyone I know, who finds themselves in a similar situation.

Mrs Shergold, Essex

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Popular planning questions

Here you'll find popular questions asked by our clients. Can't find the answer to your planning question? Click below to contact us.

Contact us

01242 501003

  • Fundamentally it comes down to what you are seeking to do in planning terms and how best to go about achieving your development aims.  This will dictate what type of application is best for you to submit for your particular project.

    In general terms however, a householder application should take up to 8 weeks for determination, once submitted and validated by a local planning authority.  A full planning application usually takes up to 13 weeks for determination, once submitted and validated by a local planning authority.  Depending on the scope of the project, you will also need to allow time for the preparation of the application.

    This may include a site appraisal, pulling together a project team, pre-application engagement, political engagement, preparation of supporting documentation and review of the submission pack. All of which our team of planning experts can assist you with.  Read more here.

  • If you have been refused planning permission, there is a right of appeal to the Planning Inspectorate.  We never appeal without first ensuring that all other options have been exhausted. Sometimes additional negotiation with your local council is all that is required.

    However, sometimes there is an in-principle objection and appeal is the only way forward. There are three different appeal routes and we can help you choose the best planning appeal route.

    Our access to case law and appeal precedents, along with our own previous experience, will help to construct a robust and persuasive appeal. Find out more here.

  • A settlement boundary separates the built-up area from the surrounding countryside. It is normally established as part of a Local Plan and can be found in the Proposals Map.  A local plan sets the policy for planning and development across a district or borough.  Generally speaking it supports development inside the settlement boundary and seeks to resist development outside this line.  However, securing planning permission for developments outside the settlement boundary isn’t impossible and we have had many successes for our clients over the years.  You may find this article of use as a starting point.

  • There are several key considerations to take into account when looking for a plot of land for potential development. These include – the planning history of the site; any relevant policy designations; the context of the site; proximity to transport links and local amenities; your attitude to risk. 

    Securing planning permission is all about balance – our team of planning experts work hard to tip that planning balance in your favour.  You may find a development appraisal a useful first step – read more here.

  • The name of our practice ‘Plainview’, stems from our appreciation that for most people, the planning system is complex and often difficult to navigate. Our goal has always been to explain to our clients, in plain English, clearly and succinctly, how the planning system works and the process for navigating the system. A plain view for moving forward.  The challenge is that there are so many variables in planning and the decision to be taken is rarely as simple as ‘yes’ or ‘no’. Planning decisions are made on balance; what has gone before has a bearing, what local and national policy says has a bearing, what is going on nearby has a bearing, what is going on locally and nationally has a bearing, each individual site context has a bearing, and client aspirations have a bearing.

    Our goal is to understand your project goals, budget and attitude to risk and from there we can provide you with honest, informed and clear advice, tailored to you and your project. We can guide you on the various options open to you, and the risks and costs associated with each. Read more here.

Some of our clients

Below are some of the commercial clients and organisations we work with. You can view all our recent projects or read our latest news and updates.