Planning Permission

Planning By Design offers comprehensive planning consultancy services across the UK. Our chartered town planners and architects are dedicated to assisting clients at every stage of their projects. Whether you're exploring the need for planning permission, seeking pre-planning advice, or require assistance with applications, our expert consultants are here to guide you through the process.


Planning By Design is a national planning permission consultancy, with chartered town planners and chartered architects across the UK to help our clients locally. Whether you want to find out whether you need planning permission or need pre-planning advice, a feasibility study or require help with an application, our expert planning consultants are here to help. We can provide everything you need to secure planning permission, starting with a free no obligation consultation to discuss your project brief and answer your initial questions. To view some of our historical planning applications please visit our Portfolio.

Pre-Planning Advice

Need help or advice regarding planning permission for your project? Our town planners can conduct a planning appraisal to establish whether you need planning permission, the requirements for an application, costs and the likelihood of success. We aim to give you the answers you need in a day, potentially helping you to avoid the need for a pre-application with your local authority, saving you time, money and hassle.

town Planners

Our team of RTPI accredited town planners have a wealth of experience in all planning permission matters. Many of our town planners have worked as planning officers and enforcement officers within numerous local planning authorities, as well as the private sector. We work with every local planning authority in the UK and know many of the planning officers, so we have a deep understanding of the planning system from both the applicant and local authority perspective.

Householder Planning Applications

Applying for planning permission is daunting and confusing for most homeowners. Our town planners and planning consultants work closely with our in-house architects, meaning we can manage the entire application process from start to finish saving you time, money and stress. Whether you are considering an extension, loft conversion, garage conversion or a new build house, we will give you the best chance of securing approval.

Commercial Planning Applications

Whether you are considering a change of use or a major planning application for hundreds of new dwellings, our town planners will help you effectively navigate the UK planning system. Large-scale developments by their nature are more complex and costly so, it’s important to seek professional pre-application advice to determine the feasibility, costs and likelihood of success before you commit. If your development is feasible, our planning consultants will help you achieve your goals.

Listed Buildings and Conservation Areas

It is a criminal offence to carry out any works to a listed building without first securing listed building consent and, in many cases, planning permission too. This is because listed buildings are often located within conservation areas. These areas are much more likely to have had permitted development rights removed, meaning planning applications can be much more difficult to get approved. With this in mind, Planning by Design’s planning consultants provide expert guidance and support to navigate the intricate process of securing the necessary permissions for alterations or developments involving listed buildings.


Planning statements are a fundamental and vitally important part of every planning application. Our town planners are experts in writing strong planning statements, design and access statements, and heritage statements, to support your application. While planning permission can never be guaranteed, a strong supporting statement accompanying your architect drawings will give you the best chance of securing planning permission.


Many people assume incorrectly that there is only one type of planning application. However, there are many, each suited to the circumstances of each project, and all are assessed differently. Our town planners and planning permission consultants can identify, prepare and submit the application type that will give you the best chance of securing planning approval for your project.

We have partnered with several businesses that may be able to support you with your planning applications, take a look at our partnerships to find out more about what our partners do and how they could help you.


If you have received objections to your application or wish to object to a development in your local area, our town planners can write strong objection or rebuttal letters. It is important to note that emotive objections typically carry no weight in the local authorities assessment. Whereas objections that are for technical reasons based on planning policies are much more likely to carry weight and affect the outcome of an application.


If you have had planning permission granted for your development, it is important to note that the council have approved the exact design that was submitted. Changes to the design can be made following approval, however additional consent may be required depending on the extent of the proposed changes. Building something that does not match the approved design can risk retrospective planning issues or enforcement. Our planning consultants can help ensure any modifications comply with regulations, minimising potential problems.


Some planning conditions are normal for all approvals. For example, most have 3 years to begin work and then a further 2 years to complete the build. However your local authority can impose any number of additional conditions of the approval, which must be met. To prove you had adhered to the conditions, an application to discharge conditions may need to be submitted. Our expert team of planning consultants and architects can assist you in navigating the various conditions attached to your planning approval, ensuring compliance with the conditions set by the local authority.


If you have received a planning enforcement notice for breach of planning control, you should seek professional advice from a town planner urgently. They will be able to advise whether they agree there has been a breach and in which case what the options are going forward. Unfortunately, around 15-20% of the applications we do are retrospective, usually following enforcement action! Our expert town planners and planning consultants can assess the situation, advise on any breaches, and offer guidance on next steps.


If you have had planning permission refused don't worry, all is not lost! First, it is important to understand that the national statistic for appeals won is 1 in 3. This literally means that when refusing an application councils have made a mistake at least 33% of the time! Furthermore, most people who DIY or use only an architect are often refused unnecessarily. To have the best chance of success a town planner is required to ensure the design meets the required planning policies and also write strong supporting evidence to clearly demonstrate how it complies with the required policies and therefore why it should be approved. It might be the council has made a mistake or a revised design or additional supporting evidence. Luckily, our expert architects and town planners can help with whatever you need.

Planning Appraisals

A planning appraisal will give you all the answers you need including whether your project could be permitted development or needs planning permission and the likelihood of success if planning permission is required.

This will enable you to make an informed decision about whether you want to move forward with the project. 

We hope that your project will be feasible but in the event that it is not, we will give you frank and honest advice not to proceed, which could save you a lot of time, money and stress.

Assuming your planning appraisal is positive we can quote for everything you might need including architectural drawings and the appropriate planning application.

Our Planning Services Include


  • Basement
  • Balcony/Terrace
  • Conservatory
  • Conversion to Flats
  • Change of Use
  • Decking
  • Dropped Kerb
  • Extension
  • Garage Conversion
  • Hardstanding
  • House in Multiple Occupation (HMO)
  • Loft Conversion
  • New Build House or Flats
  • Outbuilding
  • Porch
  • Solar
  • Walls, Fences & Gates
  • Windows and Doors

Planning ApplicationS

  • Pre-Planning Application
  • Lawful Development Certificate
  • Prior Approval
  • Householder Planning Application
  • Planning Appeal
  • Enforcement Appeal
  • Full Planning Permission
  • Outline Planning Permission
  • Planning Planning Permission
  • Reserved Matters
  • Retrospective Planning Application
  • Listed Building Consent
  • Advertisement Consent
  • Non-Material Amendment
  • Material Amendment
  • Discharge Conditions 
  • Vary/Remove Conditions
  • Demolition Consent

Example Dropped Kerb planning application

Why Choose Planning By Design For Planning Permission Consultancy?

Don't let planning hurdles impede your progress. At Planning By Design, our experienced planning permission consultants offer expert guidance and insightful strategies to navigate the intricacies of the planning process.

Not only do some of the UK’s top planning consultants and architects work at Planning By Design, but we also offer unbeatable pricing, which are backed by our price match guarantee.

If you instruct us to act on your behalf, our architects will work with you to prepare all the necessary architectural drawings and our planners will prepare all the necessary supporting evidence to submit with your planning application.

We will manage the entire process from start to finish, keeping you updated regularly at every step of the way.

Latest News

Read our latest articles, tackling everything from planning permission and building regulations to home renovation advice. 

Do You Need Planning Permission for a Porch?

[wpseo_breadcrumb] Key Highlights Permitted development rights may allow for certain porch projects without the need for planning permission. Houses can have permitted development rights but not all houses have permitted development rights.

Do You Need Planning Permission for a Fence?

[wpseo_breadcrumb] Key Highlights Permitted development rights may allow for certain fence projects without the need for planning permission. Houses can have permitted development rights but not all houses have permitted development rights

Read more News & FAQs

Planning Permission Frequently Asked Questions (FAQs)

Planning permission consultants provide expert guidance and support throughout the planning process. They assist with determining if planning permission is needed, offer pre-planning advice, conduct feasibility studies, and help with applications. Consultants navigate regulations, address objections, and aim to secure project approval efficiently.
Seeking planning permission is essential for various projects, depending on their scale and location. Expert town planners, like those at Planning By Design, can provide invaluable advice to determine when planning permission is required under local regulations.
Structures such as extensions, conversions, new builds, and commercial developments often require planning permission, considering factors like size, use, and location. With a deep understanding of planning regulations, the team at Planning By Design can offer guidance to clients on whether their proposed structures necessitate planning permission.