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

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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

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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Innovative eco-development approved in the Green Belt, North Somerset 

Exemplar eco-development approved in the Green Belt. This project demonstrates how sensitive, sustainable development can succeed despite restrictive planning policy and heritage constraints.

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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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Faced with a sudden requirement to obtain “Certificates of Lawful Use”, I chanced upon Plainview Planning. A short time later I had a “face to face” meeting to establish an initial rapport and left with a warm feeling of confidence. The project was brought to fruition on time, under budget, and in a most efficacious manner. Communication was first class. Friendly and supportive. Plainview Planning demonstrated professionalism, understanding and commitment to achieve a positive result.

Mr Guignard, London

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I would just like to thank you all for your support and help – I don’t think we would have won this appeal without your inputs

Mr Oppenheimer, Sussex

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Plainview Planning made a realistic appraisal of a very complicated planning history of our annex. From the outset, our consultant clearly had good knowledge and skills to prepare the planning statement. Realistic but supportive throughout and made a stressful application easier for us. Successful outcome very much due to our consultant.

Mr & Mrs Cooper, East Sussex

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I would not hesitate to recommend Plainview Planning. The worry was taken away from me, and I felt confident that my change of use application was all being dealt with in a professional manner.

Mrs Powis-Jones, Gloucestershire

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Thank you for what was an outstanding level of professionalism and service that we received in our recent planning application. Without your knowledge and efforts against what was an extremely difficult planning authority, we would not have been successful in our application from annexe to annexe/holiday let. The planning consent granted was a hard-fought battle that you and the team helped us survive. There is absolutely no hesitation in recommending Plainview Planning to anyone.

Mr Griffiths, Essex

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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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The team at Plainview Planning have provided superb support for our planning application for a new dwelling. They have provided deep expertise, great cross-functional working with our team of architects and consultants, creative solutions to potential barriers and been a pleasure to deal with as well! What more could you ask for?

Mr Lillie, Bristol

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I have to say, from day one, I knew you would be instrumental to the whole venture succeeding - and I wasn't wrong. You have dealt with it all with gold standard professionalism, and I cannot thank you enough.

Mrs Young, East Yorkshire

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I just wanted to say that I have been delighted with the professional attentive service that I have received from Plainview Planning since my association with them first started at the end of 2018.

Mrs Symons, Essex

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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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I have been so impressed at the consistently high standard of work produced during my planning application and appeal process. The Plainview team went above and beyond what was required. A superb outcome, thank you.

Mrs Grimes, Suffolk

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Having recently been granted planning permission for a Paragraph 79 in West Sussex it has been no mean feat! From the outset we were impressed by their positivity and reassurance that if we play the long game we would get there in the end. This has been proven to be true! They were as determined as we were to get the planning passed. We can't thank you enough.

Mr & Mrs Perryman, West Sussex

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Thank you all for all that you did to achieve the planning permission. It is great that your experience and hard work - and indeed our nerves! - should be so rewarded. Onward and upward!

Mr & Mrs Colquhoun, Gloucestershire

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Seriously, we literally couldn’t have done it without you so on behalf on myself & the Directors of Hunter Vehicles Ltd, THANK YOU.

Hunter Vehicles Ltd, Harlow

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Thank you very much. I appreciate your responsive and professional service.

Farooq Azami, London

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Just a few brief words to thank you for your much-needed contribution towards our recent planning approval. We had some stiff opposition. Nevertheless, you held us by the hand step by step - and you were proved right. I believe that by having Plainview Planning produce a planning statement, this was fundamental to our success - so well done. Best wishes to all the Plainview team.

Mr Morgan, London

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After a previously stressful experience we needed someone to 'hold our hands' and, for my part, to feel like someone cared about our forever home project as much as we did. Their professional approach & expert knowledge was combined with a genuine desire for us to succeed. I felt reassured and supported throughout and I wish we had known about Plainview Planning sooner. I would not hesitate in recommending you to anyone considering a self-build.

Mrs Johnson, Hertfordshire

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Throughout the entire application process everybody involved from the Plainview Planning team provided me with the very highest levels of courtesy, patience and above all professionalism. The positive outcome of this application clearly shows your business formula works. Once again thank you for taking on this application and getting the desired result.

Disdale Gordon, D and G LTD London

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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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The Plainview Planning team have been fundamental in our retrospective planning permission application. They put together an application pack that was so thorough we received no further questions from the planning department, and the process was swift and painless. This is testament to Plainview Planning's understanding of the complexities of the planning process. I am deeply appreciative of their time and effort in bringing this to a successful conclusion.

Dr Bradbury, 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

  • How long does a planning application take?

    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.

  • How do I appeal a planning decision?

    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.

  • Can I build a new home outside the settlement boundary?

    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.

  • What are the top 5 considerations when looking for a plot of land for development?

    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.

  • Why use a planning consultant?

    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 recent projects here or our latest news and updates here.