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

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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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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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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Really well-presented Plainview. Great work.

Aventier Ltd., Greenwich

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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 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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From start to finish, it was a pleasure working with Plainview Planning. The team are a wealth of knowledge and support, and I would wholeheartedly recommend them. Their breadth of experience is invaluable when navigating planning projects, particularly those involving contentious issues requiring a common‑sense approach. Whatever stage you’re at, they are highly recommended to help bring your ideas to fruition.

Mrs Sadler, Essex

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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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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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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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Thank you for your hard work and dealing with my questions. The service provided has been great, onwards and upwards now for the next premises.

South Downs Fitness, West Sussex

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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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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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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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I cannot recommend the Planview Planning team enough. They have supported us through the highs and lows of the process with compassion and professionalism. They are incredibly knowledgeable and have insights into the local area and process, are consummate professionals and above all are genuinely good, nice people. If you are reading this and need support / advice do not look any further. Thank you all for everything.

Mrs. Seymour, Essex

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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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Many thanks for all your help with our application! We are very grateful and pleased with all the work you have put in. We will of course approach you again and would happily recommend you to friends and colleagues.

Mr Daulatzai, London

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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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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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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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I would like to say THANK YOU! The service was top class! The knowledge, advice, recommendation I received from the beginning to the end of my application was honest and professional! Thank you once again! I am beyond happy that this has settled in our favor!

Ms Jackowska, Essex

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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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Thank you for all your hard work on our situation. We achieved the best possible outcome thanks to your dedication and work ethic. Your pursuit of a positive outcome, despite what initially appeared to be a very poor prospect, was unwavering. The work and understanding from the beginning was strong and the goal was ultimately achieved We can only say that we would highly recommend Plainview Planning to future clients with the highest regard.

Mr Carlon, London

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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.