Residential Planning

We specialise in:

• Householder Projects – Extensions, conversions, annexes, outbuildings, and permitted development.
• Small-Scale Residential Developments – Infill plots, self-builds, replacement dwellings, and schemes up to 10 units.
• Challenging Sites – Green Belt, countryside, and development outside settlement boundaries.

With our nuanced understanding of planning policy and a strategic, honest approach, we aim to simplify the process, reduce risk, and maximise your site’s potential.

For Homeowners and Householders

From extending your home to creating ancillary accommodation, we help simplify the planning process and reduce uncertainty. Our team supports a wide range of householder projects, including:

• Large-scale home extensions;
• Conversions and annexes;
• Outbuildings and ancillary uses;
• Permitted development advice;
• Home offices and live/work adaptations.

We offer holistic planning guidance — from feasibility and design-stage input to full planning applications, lawful development certificates, enforcement issues and appeals.  Our aim is to give your development project its best chance of success and strategically navigate it through the planning process.

For Landowners and Independent Developers

We work closely with landowners, self-builders, and small-scale developers to unlock the potential of residential and mixed-use sites—typically up to 10 dwellings. Our services include:

• Site appraisals and feasibility studies;
• Pre-application engagement with local authorities;
• Planning strategy and risk management;
• Full planning applications and appeals;
• Project coordination and ongoing consultancy;
• Negotiation of conditions, obligations, and contributions.

Our experience spans a wide range of development types and scenarios, including:

• Infill plots;
• Green Belt and countryside locations;
• Development outside settlement boundaries;
• Self-build and replacement dwellings;
• Permission in Principle (PiP) applications.

We combine technical knowledge with a proactive, solution-focused approach to help you navigate local planning policies and national frameworks effectively.

Planning Expertise That Adds Value

With an extensive and nuanced understanding of UK planning policy, legislation and case law, we deliver advice that is both informed and practical. Our consultants have a proven track record across England—successfully supporting projects ranging from modest householder applications to more complex development proposals.

We aim to:

• Simplify the planning process;
• Reduce planning risk;
• Maximise the potential and value of your property or site.

Popular planning questions:

• 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.

• What is the difference between full or outline planning applications?

  The key difference lies in the level of detail provided. An outline planning application establishes the fundamental principles of the development, and if permission is granted, the developer must submit a subsequent application for approval of reserved matters. On the other hand, a full planning application provides all the necessary details upfront, and the decision on planning permission is based on the comprehensive information presented in that single application.

• What are reserved matters?

  Reserved matters refer to certain aspects of a planning application that are not covered by the outline planning permission. When you submit an outline planning application, it typically includes the fundamental principles and parameters of the proposed development, such as the general layout, scale, and access.

  Once outline planning permission is granted, you then need to submit a subsequent application for reserved matters, which are the specific details that were not included in the outline application. For example; design; landscaping; precise layout; parking; waste management etc.

  It’s important to note that the approval of reserved matters is typically subject to the conditions set out in the outline planning permission and these must be complied with.

• What is infill development?

  Infill development refers to the construction or development of buildings on vacant or underutilised land within an existing built-up area. It involves filling in the gaps or spaces between existing buildings, usually along an otherwise built-up street frontage. Infill development is often encouraged as a sustainable and efficient use of land, especially in areas where there is a need to maximise urban space and promote regeneration.

  This is not to be confused with backland development which normally occurs on land which sits behind an established building line of existing housing or other development and is often land that is or has been in garden use.

• Do I need planning permission to create an annexe in my garden?

  It depends on a number of factors, including: the size, scale, location, context, land designations, the use and local planning policy. If the annexe is intended to be used as you would a standard house and contains some of those features then it will likely be considered ancillary to the host dwelling and will need planning permission. If however the use is incidental, which includes things like storage, a home gym or office etc, then this is more likely to fall under permitted development. To be absolutely sure, it is sensible to discuss your project with a planning consultant to be absolutely sure of the best way forward.

• What is Permission in Principle?

  Permission in Principle (PiP) applications allow applicants to submit sites that are less than 0.5 ha for developments of up to 9 dwellings.
  The area and unit number limitations can be constraints for some larger sites/developments, but for smaller sites they can offer a less costly option than submitting a full or outline application as no technical reports or detailed plans are formally required (other than a location plan) and the determination period is shorter (normally 5 weeks post validation). This allows landowners to test the “principle” of development without significant financial investment upfront.

  Once consent is secured for a PiP (stage 1) then you can go back in with a technical details application (stage 2) to provide more details to the local planning authority. At this point you will require full plans and necessary technical reports (e.g. Flood Risk, Heritage, Highways, Ecology, Contamination). However, with a PiP in hand you should feel more confident commissioning this additional work. Bear in mind that you need both stages approved in order to secure full planning permission.

• What is the difference between self-build and custom build?

  In essence, self-build suggests primary involvement in the design, build and project management of that build by the future inhabitant. With custom build, individuals will commission their home, which is built ready for occupation. It is interesting to note that the Self-build and Custom Housebuilding Act 2015 (as amended by the Housing and Planning Act 2016) provides a legal definition of self-build and custom housebuilding, but the Act does not distinguish between self-build and custom housebuilding and provides that both are where an individual, an association of individuals, or persons working with or for individuals or associations of individuals, build or complete houses to be occupied as homes by those individuals.

  In terms of planning, when considering if a home is a self-build or custom build home, relevant authorities must be satisfied that the initial owner of the home will have primary input into its final design and layout. Off-plan housing, homes purchased at the plan stage prior to construction and without input into the design and layout from the buyer, are not considered to meet the definition of self-build and custom housing.

• What types of reports will I need to support my application?

  It depends on the scope of your project, its location and whether it falls under any particular designation, and also your Local Planning Authority’s validation lists. Examples of the types of reports we have previously commissioned to support an application include: flood risk, arboricultural survey, archaeology, traffic and parking reports, heritage statement, ecological survey, LVIA, drainage, viability, acoustic / noise reports, contamination and remediation reports and so forth. Our team will be able to advise you on what types of report your application will need, and should you require it, we can also help you pull together a strong project team for your application.

• What are permitted development rights?

  Permitted Development Rights (PDR) in the UK refer to a set of planning permissions granted by the government that allow certain types of development to proceed without the need for a full planning application. These rights are set out in the Town and Country Planning (General Permitted Development) Order 2015 (as amended). Permitted Development Rights cover a wide range of developments, including things like extending your home, outbuildings etc. It is important to note that there are certain conditions, limitations and guidelines that must be met. For example, certain site designations can remove your permitted development rights, things like an Article 4 Direction can restrict them, and even the original planning permission for a dwelling can remove all PD rights. Therefore, it is always advisable to check with the Local Planning Authority or consult a planning professional before proceeding with any development under permitted development rights.

• Do I need planning permission to extend my home?

  Whether you need planning permission to extend your home depends on several factors, including the size and type of extension, the location of your property, and any relevant local planning policies or restrictions. Many small-scale home extensions can be carried out under permitted development rights, which means you may not need to apply for planning permission. However, there are limits on the size and height of the extension, as well as other criteria such as materials used and proximity to boundaries. Permitted Development Rights can vary depending on whether your property is in a designated area such as a conservation area, National Park, or National Landscape (previously AONB). Check with your local planning authority or consult a planning professional to determine whether your proposed extension requires planning permission and to ensure compliance with any relevant regulations or restrictions. Failure to obtain necessary permissions can result in enforcement action, fines, or having to remove or alter the extension.

Start Your Planning Journey

Whether you are at the ideas stage or ready to submit an application, we offer clear, honest advice and responsive support throughout the planning process.