Send us your details and those of your site or property

with a brief description of what you intend to do.

We will check it out and advise you correctly.

We will tell you what your costs are likely to be. 

You have nothing to lose by getting in touch.

View from beach cottage conservation project

Planning Applications

There are plenty of sources of information on how to make a planning application.


The 'official' advice is that you are not obliged to use an 'agent' (i.e. Architect or Chartered Architectural Technologist) to make the application on your behalf. This is because the planning process is intended to be openly available to all - and you as an individual have the right to make your own application.


The reality is that planning policy is complex and you need to have a clear understanding of it in order to gain planning approval. You also need to be able to produce scaled drawings in support of the application and be able to provide further information when requested to do so by the planners and other agencies.

This can include for example; detailed site survey (including levels), tree survey, landscaping scheme, flood risk assessment, conceptual and analysis report, access details, visual impact analysis, etc.


This is why planning applications tend to be prepared by a professional agent. The same is true for planning appeals, when expert knowledge of the planning system and planning legislation is essential.

Our committment to our clients is give you unbiased expert opinion on the likely outcome of your planning application before you spend your money on application fees.


Key Stages of the Planning Process

  1. During a 3 / 4 week period following receipt, your application will be validated and neighbours notified of your proposal. Your application will also be advertised in the press and other relevant statutory agencies and organisations as appropriate, will be consulted. 
  2. Your application will then be discussed at an internal development group meeting with a view to forming an opinion to present to the next meeting of your local Council. (It may be necessary to obtain further information to form a group opinion in which case your application will be discussed at subsequent meetings of the group.) 
  3. As part of a streamlined arrangement, applications which planners consider suitable for approval and are straightforward and of a non-contentious nature, are circulated to Council on a weekly list. These would include applications which have attracted no objections and meet all relevant policies and other material considerations. Provided there is no formal request from a councillor to bring such an application before Council, it will be determined and an approval issued without the need to be formally placed on a schedule to the Council’s Planning Committee. Applications that do not meet all the above criteria will be placed on a schedule to go to Council. 
  4. If your application does not meet the criteria necessary for the streamlined arrangement, the local council’s Planning Committee will meet to discuss and consider your application in relation to the opinion of the planners. This meeting is usually held within two weeks of the Council Schedule being made publicly available. 
  5. If the Council agrees with the opinion presented by planners, a decision should normally issue within 2 weeks.  However, in certain applications the local Council may request a ‘deferral’ of any decision in order to obtain further information or for planners to reconsider their opinion. This may mean that planners will have to carry out further consultation and a repeat of some of the previous stages


Hopefully this information is helpful in explaining the position generally and gives you some idea of the key stages involved in the processing of your application.  You can keep track of your application by checking the publicly available information on the planning website, or by asking your agent.


The best advice is to let your agent keep track of things for you, as he/she is best placed to answer any technical questions or to supply additional information if the planners ask for it.


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Planning Appeals   

If your application is refused – you have the right to make an Appeal to the PAC (Planning Appeals Commission).

This can take the form of written reports or a hearing.

The knowledge and experience required for preparing and presenting successful appeals should not be underestimated and the work involved can be lengthy and will involve some degree of research.


Landmark Designs currently enjoys an exceptional Planning Appeal success rate of over 85% - which when compared to the national average (of about 23%), is outstanding.