Salisbury Jones Planning is an independent and commercially-minded town planning practice, providing a highly personalised service. We assist our clients navigate today’s complex and challenging planning environment to secure viable residential, commercial, and mixed-use developments of all scales, across the UK albeit, primarily within London, the South and Midlands Our skills are in leading and guiding the project team through the twists and turns of the planning process, facilitating the delivery of successful and sustainable developments. Each project is managed with integrity, commitment and every effort to achieve a successful outcome, through negotiation where possible. We can help manage and deliver successful planning projects for all forms of development and have experience of working with a wide range of clients from the public and private sectors including; · Developers · Landowners · Motor Dealerships · Small House Builders · Local Planning Authorities · NHS Hospitals · Residents Associations.
We offer a full planning consultancy service including:
- planning briefs
- advice on development plans
- enforcement notices
- feasibility studies
- submission of planning and other applications
- the conduct of appeals by written or hearing procedures and acting as expert witness
Planning Appraisals and Pre-Application Consultation
This involves an initial asessment to establish the development potential of land or building in relation to alternative uses. Generally a report would be produced which would be based on researching the relevant planning policies and history of the site and advising on the likelihood of securing planning permission for a range of uses. It is necessary to engage with the Local Planning Authority as part of this initial process to establish their likely reaction to the principle of a particular proposal as well as their requirements regarding any planning application which may follow.
Preparation and Submission of Planning Applications
It is essential that planning applications are well prepared and supported by all the necessary reasonable requirements to ensure speedy validation and registration. Over the past few years the supporting material for evn medium size schemes has increased and it is often necessary to supply a number of reports prepared by specialist consultants as well as the normal documents such as a Design and Access Statement and Transport Assessment.
Local Planning Authorities publish their validation list of documents on their websites and these vary considerably. In certain cases Authorities even require that a Draft S106 Planning Obligation is submitted with the application; if it is not the application will not be registered resulting in considerable delay.
It is therefore essential to plan ahead, in consultation with the Local Planning Authority , what should be included in the planning submission to avoid validation problems and ensure the application can be dealt with expeditiously.
Preparation and Submission of Appeals
Appeals can be by:
Written Representations (WR)
Informal Hearings (IH)
Public Inquiry (PI)
On a national basis only about one third of appeals succeed. At Salisbury Jones Planning we have a good track record on Appeals as we will offer a realistic assessment of success prospects as well as advise on the optimum route for prosecuting an Appeal.
Because appeals represent an opportunity to challenge a refusal, it is most important to present the case professionally and thoroughly. Whether providing expert evidence at a Public Inquiry or evidence through the alternative routes , we ensure that a comprehensive case is put forward including, if necessary specialist evidence to counter the refusal reasons and objections raised by both the Decision Maker and any Third Parties . On occasion the opportunity will arise to seek an award of costs in cases where unreasonable behavior can be established.
We have also represented objectors at appeals. Often a 'consortium' of local residents can join together for professional advice to challenge a Developer's Case. We have represented residents and groups of neighbours in written appeals and at public inquiries.
Development Plan Representations
The preparation and review of Plans by a Local Authority represents an opportunity to promote land for development purposes. This process is complex and is likely to take several years. For the landowner or developer it is likely to involve:
Making the Council aware that your land is available and suitable for Development.
Putting forward a case for a change in policy, for example from countryside to part of the defined urban area.
Monitoring the Local Development Framework process and making further representations when necessary.
If a stage is missed then the chance to promote your land may be lost for several years.
Appearing as an expert witness or making written representations through the Local Development Framework process in order to advance the case for (or against in some circumstances) policies where, for example, the Council has not agreed to allocate your land for development.