New Homes

Plainview Planning helps landowners, self-builders, and SME developers unlock the potential of small residential sites. From single plots to schemes of up to 10 dwellings, we provide the all important strategy, planning advice and full support, from feasibility and pre-app engagement to robust applications and appeals. With expertise in infill, self-build, replacement dwellings, mixed-use schemes, and student housing, we simplify the process, reduce risk, and promote high-quality, sustainable new homes that respond to local needs.

Small-Scale Residential Developments:

Planning Expertise for Up to 10 Dwellings

At Plainview Planning, we help individuals, landowners, and SME developers unlock the potential of small residential sites. Whether you are building one new home or managing a development of up to 10 dwellings, we offer frank, informed and effective planning consultancy that delivers results.

We bring strategic insight and practical support to every stage of the process, from initial site feasibility and pre-application engagement to preparing robust planning applications, coordinating with wider project teams, managing consultations, and negotiating with local planning authorities (LPAs).

We don’t overpromise; we plan with purpose. Our approach is grounded in a deep understanding of the UK planning system, strong working relationships with local authorities, and an honest appraisal of planning risk.

Whether you’re an experienced developer or first-time landowner, we’re here to help you move forward with confidence.

New Build

Small-scale new builds play a vital role in boosting housing supply, regenerating underused land, and delivering high-quality, sustainable homes. These bespoke schemes are often built out more quickly, revitalise neglected sites, and provide an opportunity for innovation in design and energy performance.

We’ve delivered planning success on a wide range of new-build projects, including brownfield regeneration, edge-of-settlement schemes, and sensitive infill plots. We know how to promote the benefits of well-designed small developments—focusing on sustainability, character, and local housing need.

Infill

Making use of underutilised land within settlements is a key part of national and local planning agendas—but it comes with its own challenges.

We have had the pleasure of working on some interesting infill projects where we have seen underutilised brownfield sites rejuvenated into innovative housing projects, responding to local housing needs and improving the local street scene.

Infill typically occurs in urban or suburban areas, where the principle of housing developments within existing towns and cities is accepted by the Council. However, development projects in an urban environment need to be carefully handled. The challenge is in negotiating wide-ranging considerations from density rates to impact on local amenity, overlooking to loss of light, and ensuring effective engagement with all relevant stakeholders.

Live/Work Units

As work-from-home and hybrid lifestyles grow, live/work units offer a flexible solution that supports local economies and sustainable development. These schemes can breathe new life into underused urban spaces and attract both residents and businesses.

We understand the planning sensitivities around mixed residential and commercial use, including amenity impact, parking, and design integration. Our team presents balanced, persuasive planning cases that demonstrate both economic and community benefit.

Permission in Principle (PiP)

For landowners of smaller sites, the Permission in Principle (PiP) route can be a cost-effective way to test whether residential development is acceptable in principle—before investing in detailed technical work.

We guide clients through both stages:

Stage 1: PiP application to establish the principle of development (site area under 0.5ha, up to 9 units).
Stage 2: Technical Details Consent (TDC) to secure full planning permission.

PiP is particularly useful for brownfield or edge-of-settlement plots where viability is uncertain. We use it strategically to de-risk development and give our clients the confidence to move forward.

Replacement Dwellings

While the principle of development is usually established, replacement dwellings can be unexpectedly complex, particularly in sensitive locations such as the Green Belt, National Landscapes (AONB), or rural settings.

We have successfully secured planning permission for replacement homes across a range of sites. Our approach carefully addresses design, scale, heritage, landscape impact, and local policy, helping deliver improved homes that enhance local character and sustainability.

Self-Build

Self-build offers a unique opportunity to create a custom home while contributing to local housing delivery. It can also unlock planning opportunities on tricky or marginal sites.

We support individual and multi-unit self-build schemes by:

Undertaking site appraisals;
Navigating policy and design considerations;
Engaging with LPAs on the self-build register and housing need;
Coordinating applications and appeals where needed.

Whether you’re building your dream home or looking to offer serviced plots, we have the planning knowledge to guide your journey.

Flats and Mixed-Use Developments

Flats and mixed-use developments can offer significant benefits, including higher-density living, revitalised town centres, and walkable communities. These projects require careful handling, with planning considerations ranging from design and layout to transport, amenity, and sustainability.

We’ve delivered successful applications on mixed-use schemes in sensitive urban environments, often involving listed buildings, town centre policies, or design reviews. Our strategic approach ensures that planning benefits are clearly communicated and policy hurdles are navigated effectively.

Student Housing

Student accommodation remains a strong and evolving sector. We work with both private developers and institutions to deliver:

Purpose-built student accommodation (PBSA);
HMO-to-student conversions;
Refurbishment and extension of existing student housing stock.

We understand the planning nuances involved, such as demand assessments, local impact, design, management plans, and transport links. Our team presents robust planning cases, backed by clear technical evidence and strategic site positioning.

Helping You Move Forward

Whether you are at the early feasibility stage, responding to a refusal, or preparing to submit a full application, Plainview Planning provides the insight and support you need.

We take pride in helping our clients unlock opportunities, navigate planning risk, and deliver high-quality developments, no matter the size or complexity of the site. Contact us to discuss how we can support your residential development goals.

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

Key Projects

Stunning new 600sqm home approved in the Cotswolds National Landscape

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

Architect-designed replacement dwelling, Tetbury

Residential regeneration in a landmark location – Ealing

Sensitive restoration and extension of a Grade II* listed home in Cheltenham

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

Planning approved for new visitor facilites at an RSPB wetlands reserve

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

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.

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

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

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

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

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

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

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

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

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

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

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

It was an absolute pleasure having Plainview Planning on board, for our difficult Planning Application. The team was amazing for overlooking and progressing the application focusing on each and every detail, to keep the wheels in motion. I cannot thank you enough. Well done.

Mr M Mohamed, London

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

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

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

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

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

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

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

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