Thinking about using a planning consultant?
Get a quick, honest view on whether a consultant will speed up approval for your home project.
The quick take
Planning permission consultants help homeowners turn an idea into an approvable scheme. They audit policy, shape the design, prepare a robust planning statement, manage neighbour/council feedback and steer applications to approval. If your site has constraints (overlooking, height, parking, trees, conservation area, listed building, Article 4, flood risk or highway concerns), a good consultant can save months and costly redesigns.
Below we explain exactly what they do, when they’re worth it, how fees work, the common council “quirks”, and a simple process to go from sketch → submission → decision with confidence.
What do planning permission consultants actually do?
In short: they de-risk your application and present it in policy language the case officer expects. That includes:
- Site & policy review: GIS constraints, Local Plan, Design Guides, Character Appraisals, SPD/NP policies, and Planning Portal guidance.
- Feasibility & strategy: PD vs Full Planning, likely timelines, and a route that avoids avoidable objections.
- Design input: Shaping massing, privacy distances, roof forms, materials and streetscene fit so it reads “policy-compliant”. See our homeowner guides on house extensions and loft conversions.
- Submission pack: Plans, elevations, sections, block plans, heritage / character statements, planning statement, and checklists. If Building Control is on your mind too, read what Building Control looks for.
- Case management: Validations, consultee comments (highways/trees), negotiations, conditions, and resubmission if required.
When to hire a planning consultant — and when you don’t need to
Good reasons to bring one in
- Previous refusal or borderline design (height/overbearing/privacy daylight-sunlight).
- Sensitive locations: Conservation Area, Article 4, Green Belt, corner plots, highways visibility, trees (TPO), flood zones.
- Neighbour risk: Overlooking, overshadowing or parking stress likely to trigger objections.
- Complex proposals: Roof raises, double-storey to the side, backland plots, change of use, split-level sites.
- Time pressure: You need an approval pathway with minimal ping-pong.
When you may not need one
- Simple, clearly Permitted Development garden rooms or small single-storey rear extensions with obvious compliance.
- Like-for-like replacements with no design judgement or policy tension.
Typical consultant costs & timelines
Quick Costs Snapshot (guide only)
- Feasibility review: £150–£350 (desktop policy check + advice note).
- Planning statement / case build: £395–£950 (project size dependent).
- Full application management: £750–£1,950+ (complexity, negotiations, meetings).
- Council fees: set nationally; see GOV.UK for current rates.
Most homeowner applications run 8–10 weeks from validation. Add 2–4 weeks for prep and pre-app if used.
For a deeper look at process timeframes (validation, consultations, decisions and possible conditions), see Planning Permission Timelines (UK Guide).
Not sure if your idea fits Permitted Development?
We’ll check your project against PD rules and let you know if you need a full planning application.
How a consultant improves your chances of approval
- Policy-led design: Translating your brief into a form and scale that fits local design codes and streetscene character.
- Evidence packs: Daylight/overshadowing diagrams, overlooking assessments, visualisations, and precedent studies.
- Negotiation: Early tweaks to materials/height/setbacks to remove reasons for refusal before they form.
- Clear statements: A concise planning statement that addresses every policy point the officer must tick off.
- Resubmission strategy: If needed, a no-fee amendment route or a fast turnaround revised scheme.
Step-by-step: Working with a planning consultant
| Step | What happens | Your action | Output |
|---|---|---|---|
| 1. Discovery call | Outline goals, constraints, timescales, budget. | Share photos, sketches, address. | Feasibility scope agreed. |
| 2. Desktop review | Policy scan, constraints map, precedents. | Confirm priorities (light/space/rooms). | Advice note + route (PD vs Planning). |
| 3. Concept & tweaks | Mass/height/privacy tuned to policy. | Approve preferred option. | Drawings ready for submission. |
| 4. Submission pack | Forms, drawings, statements, certificates. | Pay council fee, sign forms. | Validated application. |
| 5. Consultation | Handle officer queries & neighbour comments. | Stay available for quick decisions. | Revised details (if required). |
| 6. Decision | Approval with conditions, or negotiate further. | File decision notice safely. | Green light to move to Building Control. |
Pitfalls, gotchas & local council quirks
Examples our clients see often
- Haringey: Corner plots and two-storey side extensions are tightly controlled; set-backs and matching materials are key. Expect scrutiny on parking stress and tree impact.
- Milton Keynes: Grid-based estates have clear design codes; street rhythm and roof pitches matter. Side windows and overlooking distances are checked carefully. See our Milton Keynes guide.
- Herefordshire (rural): Landscape character and highways visibility dominate; roof forms, materials and biodiversity measures can swing decisions. Read our Herefordshire guide.
- Guildford: Hillside plots trigger overshadowing/overbearing tests; heritage settings add design justification. See Guildford – Rules, Process & Costs.
Planning Permission Consultants — FAQs
What is a planning permission consultant?
A specialist who interprets national and local policy, shapes your design to meet it, prepares your planning case (drawings + statements), and manages the application through to a decision.
What does a planning consultant do for a house extension or loft?
They check constraints, advise PD vs full planning, optimise massing/privacy/daylight, assemble the submission pack and negotiate with the officer during consultation. See our guides to extensions and lofts.
Are planning consultants worth it?
If your site is sensitive or you’ve had a refusal, yes — the fee is often less than the cost of delay and redesign. For simple PD-compliant projects, you may not need one.
How much do planning consultants cost?
Expect £150–£350 for a feasibility review, £395–£950 for a planning statement/case build, and £750–£1,950+ for full management. Council fees are separate; check GOV.UK.
Do I need a consultant “near me” or will any UK consultant do?
Experience with your local authority matters more than distance. Ask for recent approvals in your council and examples addressing the same constraints you face.
How often is planning permission refused — and can a consultant help?
Refusals typically stem from design/scale, privacy/daylight, highways and missing docs. A consultant anticipates these, adjusts design and supplies evidence early to avoid a “preventable no”.
What’s the public consultation period and who gets notified?
After validation, councils usually consult neighbours and statutory bodies for ~21 days. Your case officer weighs comments against policy, not popularity. Your consultant manages responses.
How do I choose the right consultant?
Check recent approvals in your council, ask for a policy-based rationale, ensure they’ll iterate drawings with your designer, and confirm who handles officer queries day-to-day.
Still weighing up if you need help?
Send your postcode and a quick brief — we’ll reply with honest next steps within one working day.
Ready to move your project forward?
Plans Made Easy can prepare compliant plans, manage submissions, and guide you from idea to approval.
