A planning consultant helps you understand whether development is likely to be supported, what policies apply, what risks exist, and what evidence you need. We can manage the application process, prepare planning statements, coordinate supporting documents, negotiate with the Local Planning Authority (LPA), and advise on appeals if required.

Often, yes (but not always). Some works can fall under permitted development rights (PD), while other projects always need permission (especially in the Green Belt, for listed buildings, or where there are planning conditions/Article 4 Directions). If you’re unsure, a quick review of your proposal and site constraints can confirm the best route.

Permitted development is a set of rules that allow certain changes without making a full planning application. PD rights can be restricted by conditions, conservation areas, listed status, Article 4 Directions, or the type of property. Many projects benefit from a “lawful development certificate” for clarity, even where permission isn’t required.

The Local Planning Authority is the council that decides most planning applications in your area. Each LPA has its own Local Plan policies, guidance, and decision history. Understanding local policy and how the LPA has decided similar cases is often key to shaping a successful proposal.

Timescales vary, but a common timeline is:

• Preparation: 2–8+ weeks (depending on surveys/complexity)
• Determination: often 8 weeks for minor applications and 13 weeks for major applications (though extensions are common)
• Post-decision: discharge of conditions and next steps can add time

A clear strategy and complete submission usually reduces delays.

Common reasons include conflict with local policy, unacceptable design/scale, highways and access issues, neighbour amenity impacts, landscape/heritage harm, lack of supporting evidence, or insufficient justification in sensitive locations (e.g., Green Belt). Refusals can often be avoided by addressing key issues early and presenting a well evidenced case.

No consultant can guarantee approval, but good planning work can significantly improve your chances by:

• identifying risks early,
• aligning proposals with policy,
• providing the right supporting documents,
• using clear justification and precedent,
• and negotiating changes before a decision is issued.

This depends on the proposal and site, but common requirements include:

• location and block plans,
• design and access statement (where required),
• planning statement,
• heritage statement (listed buildings / conservation areas),
• ecology/biodiversity information,
• transport/highways information,
• flood risk/drainage reports,
• landscaping / visual impact information.

Submitting the right documents at the start helps avoid validation delays.

A planning statement explains what you’re proposing and why it should be approved, referencing national guidance and local planning policies. It ties together the evidence, addresses constraints, and sets out the planning balance in a structured way.

Pre-application advice is feedback from the LPA before you submit. It can be worthwhile for higher risk sites (Green Belt, heritage, complex schemes) because it helps identify concerns early. However, pre-app responses can be cautious, so it’s best used as one part of a wider planning strategy.

Green Belt is a planning designation intended to prevent urban sprawl and protect openness. Development is more restricted, and many proposals must demonstrate either compliance with specific categories of acceptable development or, in some cases, very strong justification. A robust policy-led approach is essential.

Paragraph 84 (formally Paragraph 80) (NPPF) relates to new homes in the countryside, including in certain circumstances where design quality is exceptional or where reuse of existing buildings is proposed. It’s a specialist area and typically requires careful design justification and evidence.

A conservation area is an area designated for its special architectural or historic interest. The LPA has a duty to preserve or enhance its character and appearance. This can affect materials, design, demolition, shopfronts, windows/doors, and extensions, and it can influence the level of detail needed in your application.

A listed building is legally protected due to its historic or architectural significance (often Grade I, II*, or II). Many works that affect its character require listed building consent, sometimes alongside planning permission. Heritage assessments and sensitive design are usually essential.

Neighbours can comment, but decisions should be based on planning considerations (policy, design, highways, amenity, heritage, etc.). Objections don’t automatically mean refusal — what matters is whether the planning issues raised are valid and whether they can be addressed.

Conditions are requirements attached to a planning approval (for example: materials, landscaping, drainage details, ecological measures, working hours). “Discharging” conditions means submitting the required details for approval before starting work or before occupying the development, depending on the condition wording.

In most cases, no. Starting without permission can lead to enforcement action, delay, and additional cost. If you believe your work is permitted development, it may still be wise to obtain written confirmation (such as a lawful development certificate) for certainty before starting any work.

You typically have options:

• revise and resubmit,
• negotiate changes (if a refusal is avoidable before decision),
• submit an appeal (depending on application type and timing),
• or reconsider the strategy/design to better align with policy.

A refusal isn’t always the end, many projects succeed after targeted changes and a clearer planning case.

A planning appeal asks the Planning Inspectorate to review the council’s decision. Timescales vary depending on the appeal route and complexity, but it can take months. Strong appeal submissions usually focus on policy compliance, evidence, and addressing the reasons for refusal directly.

Costs depend on the scope: a simple review is different from managing a full application with multiple consultants and reports. A practical way to budget is to start with a defined feasibility/strategy stage, then agree a clear scope for application preparation and ongoing management. We at Knightsbridge Planning are fully transparent are here to work with you.

Yes. Planning outcomes often depend on good coordination between architect/design, surveyors, highways, ecology, heritage, drainage, and other specialists. We can help manage inputs, align reports with policy, and present a consistent planning case.

Yes. A planning feasibility review can identify constraints, relevant policy, likely application routes, and a realistic view of prospects and timescales. This can be valuable before committing to purchase.

Potentially. Similar decisions can be helpful context, but every site and proposal is assessed on its own merits and policy compliance. The best use of precedent is to support your reasoning while still addressing your specific constraints.

Simply give us a call or better still contact us via our Contact Form sending us your site address, a brief description of what you want to do, and any existing planning history you have. We’ll advise on next steps, likely constraints, and what information is needed to move forward.