Planning Consultants in the UK
Browse 583 verified planning consultants across the UK. Get quotes for Full Planning Application, Design and Access Statement, Planning Statement and more.
583 verified planning consultants across the UK on The Planning Review.
What does a planning consultant do?
A planning consultant advises on whether a proposed development is likely to receive planning permission and manages the application process from pre-application stage through to decision. In England, planning decisions must be made in accordance with the adopted development plan unless material considerations indicate otherwise, and navigating this policy framework requires detailed knowledge of the NPPF, local plan policies, and planning law. The planning consultant assesses the proposal against this framework, identifies risks, and prepares the written case for granting consent.
Their core output is the planning statement (and, for major or conservation area applications, the design and access statement) that forms the principal justification submitted to the local planning authority. They also coordinate the wider application package, advising on which technical reports the LPA will require for validation (such as ecology, heritage, transport, or flood risk) and ensuring these are commissioned and completed to the right standard. Throughout the determination period, the consultant negotiates with case officers, responds to consultee objections, and works to resolve issues before they become reasons for refusal.
Planning consultants are particularly important where a proposal is contentious, involves sensitive designations (Green Belt, conservation areas, AONB), or departs from adopted policy. If an application is refused, the consultant advises on the merits of an appeal and, where appropriate, prepares the case for the Planning Inspectorate. Their early involvement can prevent costly design changes later and significantly improve the chances of a successful outcome.
When do you need a planning consultant?
- You are unsure whether your proposed development requires planning permission or falls within permitted development rights
- The site is in a sensitive location such as Green Belt, a conservation area, an AONB, or a flood zone
- The proposal is a major application (10 or more dwellings, or 1,000 sqm or more of commercial floorspace)
- You want to submit a pre-application enquiry and need professional advice on how to present the proposal to the LPA
- Your application has been refused and you are considering an appeal to the Planning Inspectorate
- You need to discharge planning conditions attached to an existing consent
- You want to establish existing use rights through a Certificate of Lawful Development (CLEUD or CLOPUD)
- The development involves a change of use and you need advice on Use Class Order implications
- Neighbours or parish councils have raised objections and you need a professional response addressing their concerns
Services you can get local quotes for
- Environmental Impact Assessment (EIA)
- Planning Appeal Support
- Planning Application Support
Frequently asked questions
How much does a planning consultant cost?
Fees depend on the scale and complexity of the project. For a straightforward householder application (extension, loft conversion), a planning consultant typically charges between £1,000 and £2,500 for preparing and submitting the application with a planning statement. For larger residential developments (10 to 50 units), fees of £3,000 to £10,000 are common for the full planning consultant service. Major or complex schemes, including those requiring appeal work, can command fees of £10,000 to £30,000 or more. Many consultants offer a free or low-cost initial consultation to assess the project before quoting.
How long does the planning process take?
Statutory determination periods are 8 weeks for minor and householder applications and 13 weeks for major applications. However, many applications take longer due to officer workload, requests for additional information, or the need for committee determination. Pre-application enquiries typically receive a response within 4 to 8 weeks depending on the LPA. Planning appeals can take 6 to 12 months for written representations, longer for hearings and inquiries. Overall, from initial instruction to decision, a straightforward application might take 3 to 5 months, while a complex major scheme can take 12 months or more.
Can I submit a planning application myself?
Yes. There is no legal requirement to instruct a planning consultant — anyone can submit a planning application through the Planning Portal. However, the planning system is complex and a poorly presented application is more likely to be delayed or refused. A planning consultant adds value by identifying potential issues early, presenting the strongest possible case, and negotiating with officers to resolve concerns before they become reasons for refusal. For simple householder applications in areas without special designations, self-submission is common. For anything more complex, professional advice is strongly recommended.
What is the difference between outline and full planning permission?
Full planning permission (also called detailed planning permission) approves the complete development as shown on the submitted drawings. Outline planning permission establishes the principle of development on a site, with some or all detailed matters (known as reserved matters — access, appearance, landscaping, layout, and scale) left for later approval. Outline consent is often used for larger sites where the developer wants to establish that the land can be developed before investing in detailed design work. Reserved matters applications must be submitted within the time period specified in the outline consent.
What happens if my application is refused?
If an application is refused, there are three main options: amend the proposal and resubmit (often at no additional planning fee if submitted within 12 months of refusal), appeal to the Planning Inspectorate, or seek professional advice to understand whether the reasons for refusal can be overcome. An appeal must be submitted within 6 months of the refusal date (12 weeks for householder appeals). A planning consultant can advise on the likelihood of success at appeal and prepare the appeal submission.
Legal and regulatory framework
- Town and Country Planning Act 1990
- Planning and Compulsory Purchase Act 2004
- National Planning Policy Framework (NPPF)
- Planning Practice Guidance (PPG)
- The Town and Country Planning (Development Management Procedure) (England) Order 2015
- Planning (Listed Buildings and Conservation Areas) Act 1990
- Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)
- Relevant local plan policies
Professional accreditations
- Royal Institution of Chartered Surveyors
- Royal Town Planning Institute