ASH
What Does a Planning Consultant Actually Do?
Most people only meet the planning system when they want to change something: an extension, a garden room, a barn conversion, or a new home on a plot. It can feel like a maze of forms, policies, and jargon—and a mistake can cost months.
A planning consultant's job is to do three things for you:
1. Tell you whether you need permission at all
Many home projects fall under permitted development and don't need a full application, but the rules have limits and conditions. Rights can also be removed by conditions on an earlier permission, or in conservation areas and for listed buildings. Checking first can save you the fee, the wait, and the risk of building something you later have to alter.
2. Make the application right first time
Householder applications should normally be decided within eight weeks of being validated. Invalid or thin submissions can restart that clock. A well-prepared application, with the right drawings and a clear case, gives the planning officer less reason to ask for more.
3. Spot problems before the council does
Neighbour amenity, heritage, trees, flood risk, local policy: we know what officers look for and can shape the proposal early. A short pre-application conversation can be the cheapest money you spend on a project.
When it's most likely to save you money
- ✓ Your property is listed or in a conservation area.
- ✓ A previous refusal needs a sensible route forward.
- ✓ You're unsure whether your plans count as permitted development.
- ✓ Your project sits between "householder" and "small development".
- ✓ You're up against a deadline, such as the fee increase due on 8 December.
When you probably don't need one
If your project is clearly permitted development and your local council has good online guidance, you may be fine on your own. We'll tell you that honestly. A quick check costs far less than a wrong assumption.
Not sure where you stand?
Get in touch with Kippen Ash before you invest in plans or submit to the council.
Email enquiries@kippenash.co.uk