A Guide To Planning Professionals

Successful planning applications are often the result of a collaborative process with efforts from various technical experts. Although a full ‘technical project team’ is not always required for preparing and submitting a planning application, particularly for smaller domestic proposals, complicated sites often warrant input from others to give a planning application the best chance of success.

Meet the Planning Professionals

Planning consultants often coordinate the instruction and management of others and can advise when it might be best to seek specialist advice. Consultants who are commonly required are briefly detailed below:

Surveyors

Surveyors are often the first consultants required in a project. They visit the site and undertake measured surveys of a building or topographical surveys of undeveloped land. This can include details of the structural integrity of a building or of the levels/slope across a site which are important to take into account in the design process.

In the case of undeveloped land, it is critical for Architects to know what the existing levels are, and if there are any site constraints, such as ditches or ponds that might restrict the developable area, or influence the location of any new buildings and roads. A land surveyor will be able to address these questions.

Architects

Planning applications must be accompanied by the necessary plans (such as existing and proposed floorplans and elevations). Architects or architectural technicians are best placed to provide these as the drawings need to be readable to be relied upon for planning. Any approved drawings will be conditioned to any associated planning consent, so it is of paramount importance that they are accurate otherwise you may be forced to submit another planning application at a later date.

Architects can also provide early, valuable design guidance and, where necessary, provide Design and Access Statements (DAS) to accompany a planning application. A DAS typically sets out the design rationale and evolution, including materials precedents and an assessment of the character of the area which has ultimately informed the proposal.

Ecologists

Ecologists are often required to provide initial walkover surveys (known as a Preliminary Ecological Assessment) to establish whether a site has the potential to contain protected species (such as bats).

Typical proposals that would warrant the involvement of an ecologist would be those which seek to alter or extend a dwelling where there would be alterations affecting an existing roof form. Lofts and void spaces above buildings often provide perfect habitats for protected species such as nesting birds, bats or barn owls. Additionally, any proposals affecting undeveloped land will need at least an initial walkover survey.

An Ecologist will also advise whether any additional species-specific surveys are required. It is important to establish this as early as possible as ‘survey seasons’ vary for each species. For example, bat emergence surveys can only normally be undertaken between May and September.

Heritage Consultants

Where a development has the potential to impact heritage assets such as Listed Buildings or a Conservation Area, or your building itself is listed, your Planning Consultant could recommend that a Heritage Consultant be instructed to assess whether the proposals would impact the setting of such assets. They will also help identify solutions and opportunities for enhancement that could be offered as a ‘benefit’ for the overall planning application.

Tree Consultants

Tree consultants, also known as arboriculturalists, can assess whether a development has the potential to impact any trees on site or immediately adjacent to the site.

Firstly they would visit your site to undertake a ‘tree survey’, this will allow them to determine the value of any existing trees on site. They will advise if there are any particular constraints you need to be aware of, such as root protection areas or veteran trees. In an ideal scenario, this process would be undertaken prior to the Architects drawing up any plans to avoid any potential abortive work.

Highways Consultants

Where proposals are seeking alterations to existing highway arrangements, for example, a new access is proposed, then it could be worthwhile seeking a Transport Statement or Assessment from a Highways Consultant. They will be best placed to advise on matters such as visibility splays, car parking requirements and manoeuvring.

Flood Risk Consultants

If a site is deemed to be at risk of flooding then a Flood Risk Assessment and/or Drainage Strategy could be required to support your planning application. Flood Risk Consultants prepare such reports and advise whether any necessary mitigation is required.

Where to find consultants

It is always best to instruct consultants who are qualified and recognised by accredited bodies (such as RTPI for planning consultants, RIBA for Architects or CIEEM for Ecologists). Although they may be more expensive, cheaper options often cut corners and could result in you needing to incur further expense to get the job done properly at a later date.

If you have a Planning Consultant, ask them for recommendations for who they have previously had a positive experience working with. It is also advisable to work with someone who has a good working relationship with your Local Planning Authority. If they know the relevant planning officers and local policies this can help avoid delays. When to engage their services It is usually best to instruct any essential consultants prior to the submission of a planning application, as this helps to ensure your application is robust and will optimise your chances of securing permission the first time and in a timely manner. Some local planning authorities are willing to accept additional reports/information during the application process, for example, if the Council’s Ecologist or Tree Officer requests more details. However, the approach of waiting to be asked for information should be treated with caution as it can cause significant delays and you may be forced to submit a new application, with its associated costs, once you have gathered all of the necessary reports.