RIBA Stage 3: Planning Applications

We can take the worry out of the Planning process for you.
For us making a Planning Application is an everyday experience.

We can advise on whether you need to apply for Planning Approval, what type of application you need to make, whether your proposal comes under Permitted Development rights, whether a Change of Use is required, we also advise on planning history matters.

We will carry out all dealings with the Local Authority on your behalf.

We will also arrange to obtain prices for the Supporting documents required as part of the Planning Application process. These range from nil or a small number of documents for residential householder applications to an extensive list for Commercial developments. These are dependant on the site and the scale of development. .

Some of these documents we can produce in house, others can be procured via a network of Consultants and Specialists we regularly work with.

We will also consult with the Planning department, where necessary, on your behalf, to determine the level of detail they require on your project. This is called pre-application consultation. Most authorities now charge for this type of consultation which can range from circa £200 for a written response to £500 for a meeting on smaller projects. To £1,000's for larger commercial projects.

On larger projects it is important to pre-consult as this can and does make the planning process eaiser, and faster. Consultation on larger projects is also likely to involve Highways officers, Engineers, Agents, Conservation Offices, Tree Officers, Ecology Officers etc

Design and Access Statements

We produce in house Design and Access Statements for all schemes where these are required as part of the Planning process, these can be simple 2-4 page documents for smaller schemes; to large 10 to 50 page documents for more complex schemes.

A design and access statement explains to the Local Authority in a logical way the Design process, Use of the building and site, What is being developed, How large, and What it will look like. It also explains how Access, Security, Signage, Parking, Deliveries, Fire Brigade Access and other such issues are to be dealt with.

On larger applications we would also add into the Statement an executive summary, summarising all other supporting documents submitted.

Planning Statements

For smaller simpler projects, we will deal with Planning Policy issues as part of our Design and Access Statement.

For Residential Developments over 8 units, and for all commerical projects We would recommend the appointment of a Planning Consultant where a Planning Statement is required. We would work with the Planning conulstant who will advise on current planning policy, impacts, and be able to respond better to planning issues, leaving us to deal with the architecture, and liaision with other consultants on all other matters. .

We can recommend who to use, and when this would be required.

Other Supporting Documents

These can be but are not limited to, Ecology and Bat or Tree Surveys on smaller sites.

On larger sites we would refer to a list of National and Local Supporting Documents and advise you what would be necessary for the site. These can involve [but are not limited to]:-

• Coal Authority Assesments
• Contamination Reports
• Ground Investigation Reports
• Drainage Surveys
• Bat Surveys
• Ecology Surveys
• Highways Reports
• Lighting Assesments
• Conservation and Historic Statements
• Daylighting Assesments
• Rights of Light Surveys
• - etc -

Planning Fees

These cosist of :-

• The Planning Fee - VAT not applicable and
• The Portal Admin Fee +VAT

We will advise you at the start of the project and/or during Stage 3 preparation what the fee will be.

Fees are calculated on area of space being developed, or area of the site in Ha being developed, depnding on the type of application being submitted

April 2023 Fee Changes

Please note that the Government issued a consultation which concluded in April 2023 intending to increase planning application fee by:-

• 25% for all other applications
• 35% for major applications

Make annual adjustments for inflation

They are also looking at charging , additional fees for bespoke or 'fast track' services

Double fees for retrospective applications [work already commenced or completed]

Remove the 'free go' for repeat applications.

There is an intention to ring fence fees in National and Local Authority budgets so that these are put towards the Planning system and staffing

Introduce a prior approval fee for permitted development rightss allowing the Crown to develop sites within the perimter of a closed defecnce site.

Build planning capacity and capability within local authorities, including challenges in recruitment and retention, and how this can be addressed.

Reduce the Planning Guarantee from 26 weeks to 16 weeks for non major applications.

Improve the quality of the local authroity planning service by minitoring performance.