We offer a comprehensive range of services from dealing with householder applications, through to large scale major developments across the retail, care, residential and commercial sectors.
We're happy to come on board to simply offer initial advice and guidance on strategy and approach, or to draft the supporting planning submissions, or to manage a project throughout the entire planning process. Our approach and advice will always be project specific, and determined on the basis of what is in the client’s best interests, and the best solution to meet their budgetary needs.
Each of the services detailed below can either be undertaken by us as individual instructions, or on a step by step basis, which is always our preferred approach. This allows our clients maximum flexibility and control of their project delivery and costs as a scheme progresses.
Initial Site Appraisals
An Initial Site Appraisal (ISA) is an assessment undertaken at the early stages of a development project to evaluate the suitability and constraints of a particular site. The primary goal of an Initial Site Appraisal is to gather relevant information that will inform the decision-making process, and provides guidance on the suitability of a scheme or development opportunity.
An Initial Site Appraisal should set out the key issues and opportunities associated with a site's development potential, and serves as a foundation for subsequent phases of the project, influencing design decisions, viability and overall project planning. It also helps clients to make informed decisions about whether to proceed with a proposed development, and how to navigate potential challenges.
Pre-Application Submissions
Whilst an initial site appraisal can lay out a summary of potential issues and opportunities, we find that pre-application discussions with the local planning authority prior to the cost and time associated with the preparation of a detailed planning application can often prove worthwhile. The pre-application process allows prospective developers and/or applicants the opportunity to interact with the local planning authority on the principles of a proposed development before formally submitting a planning application. This process is often crucial for gathering feedback, and ensuring a scheme is deemed by the Council to be in alignment with local planning policies.
Effective pre-application negotiations with the local planning authority can help to identify potential issues with an application and the associated scheme revisions to address the same. The process can help to streamline the subsequent formal application process, and increases the likelihood of securing a consent, although this is clearly never guaranteed. The pre-application process also helps create a collaborative and transparent relationship between the developer and the local planning authority, fostering a more informed and positive decision-making process.
Drafting Planning Statements
Drafting detailed supporting planning statements is often a crucial aspect of the planning application process. These documents are often essential to set out the context of an application, and for setting out the justification to support a scheme.
A planning statement needs to include a comprehensive understanding and assessment of national and local planning policies. The purpose of these statements is to present a compelling case for the proposed development, addressing potential concerns, policy conflicts, and showcasing a development’s positive contribution to the community and the environment.
Strategic / Tacticle advice
We offer strategic and tactical advice on new and live planning projects. This involves reviewing a scheme's issues and opportunities, and providing guidance and recommendations on ways to enhance the efficiency of a project, and potential methods for increasing the chances of a successful outcome.
Offering strategic and tactical advice requires foresight, practical knowledge, and effective experience to guide projects towards successful outcomes.
Project Management
Project management throughout the planning process involves a methodical and diligent approach to defining, organising, and outlining the various components and activities required to successfully complete a project. The planning phase is often a crucial and time consuming stage in any project life cycle, and needs to be meticulously managed.
Effective communication, collaboration, and adaptability are critical. We ensure that regular monitoring and managing consultants and development team members helps to identify issues early, allowing time for adjustments if required, and more successful project outcomes.
Discharge of Condition Applications
Planning permissions are issued with conditions attached, and some of which need the submission and sign off of additional documents and reports before work can commence on site, or before a new building or use can commence. We can assist in advising on the conditions once an approval has been issued to confirm which conditions, if any, need to be discharged and when and how to do so.
The discharge of planning conditions is an important step in the development process, ensuring that the development complies with the provisions of the original approval, and meets the necessary standards. Given that failure to adhere to conditions can render a scheme unlawful, the need to address conditions is in our view a vital component of the planning process.
Written Representation Planning Appeals
This is a formal process which seeks to challenge a decision made by a local planning authority, if the applicant disagrees with a decision. The appeal process provides an opportunity to present arguments and evidence to the Planning Inspectorate, who will review the case and make a final determination.
Whilst a planning appeal could be heard by written representation, Hearing or Inquiry, at Holme Planning Partnership we focus on the written representation procedure (but can advise on potential third parties to assist in Hearings and Inquiries if required). The Written Representation Planning Appeal process is designed to be a more cost-effective and efficient alternative to traditional public inquiries or hearings, which can often be very costly and result in longer delays to the issuing of an appeal decision. The benefit of the written representations procedure is that it allows parties to present their cases without the need for formal verbal submissions or attendance at additional events. However, the written representations procedure heightens the need to ensure a well drafted response to the Council’s decision is prepared and submitted, which is something we can assist with.
Planning Objections
Planning objections relate to the submission of a letter or more detailed representation to a live planning application, setting out the objections and oppositions raised by individuals, communities or organisations in response to a proposed development or land-use planning application. These objections should usually be submitted during the formal public consultation period (where interested parties have the opportunity to review and comment on planning proposals), and this usually lasts for a period of 21 days from validation of the application.
Objections need to be well drafted, and clearly lay out the planning reasons for objecting to an application. Matters such as property values and covenants are not material planning matters, but Holme Planning can assist in advising on the elements which will be relevant and determinative to an application. We then work with our clients to draft a detailed submission on their behalf laying out the impact of a development on their amenity and quality of life, and addressing other relevant planning policy provisions which could be relevant to the decision making process.
Local plan Representations
Local planning authorities should have an up to date Development Plan, namely a document or suite of documents setting out the policies against which new applications will be assessed, and confirmation of the areas allocated for development. These plans need to be reviewed every five years, and where required, updates or new plans need to be prepared. It is once the consultations are live that applicants, landowners and other interested parties have the right to review the draft documents and to provide comments either in support or to object, and to put sites forward to be considered for development in the future.
Such submissions can often feel overwhelming, and Holme Planning can assist in the preparation and submission of these representations both for objectors and developers. These representations are a crucial aspect of the development planning process, providing a comprehensive framework for guiding land use, development, and other related activities within a region or authority area.
Drafting Committee Speeches
Planning applications can either be determined by Officers under what is known as delegated powers, or where necessary can be determined by Council Members at Planning Committee. Drafting planning committee speeches involves the careful review of the Officer’s Report and third party representations, and crafting a verbal presentation that effectively sets out the case in support of an application.
Holme Planning Partnership offers clients the service of drafting the committee presentation for the client or other nominated person to deliver at the meeting. We do not tend to offer to attend the Committee meeting itself, but again can make recommendations or collaborate with others to undertake this element of the project if required.
Certificates of Lawfulness
Certificates of Lawfulness, often referred to as Lawful Development Certificates (LDC), are legal documents issued by local planning authorities in relation to a specific development or use of land. These certificates serve as official confirmation that a particular existing or proposed use of land or buildings is lawful under the Town and Country Planning Act 1990,either as it complies with what is known as ‘permitted development’ for which planning permission is not required, or the use or development has been in place without interruption for 10 years or more.
Certificates of Lawfulness are particularly valuable in situations where there may be uncertainty about whether planning permission is required, or when individuals want legal confirmation of an existing or proposed land use or development either when coming to sell a property or to secure project finance. Holme Planning are experienced in the preparation, submission and determination of certificate applications for a variety of developments and uses, and can advise clients accordingly on the process and evidence required to support the same. These forms of applications require the submission of a detailed statement chronologising events and details, and setting out why the scheme is lawful in relation to current or relevant legislation.