Planning Permission

“Local Planning Experience You Can Rely On”

Planning permission can feel complex, but in most cases it follows a structured process that we manage on behalf of our clients from start to finish.

We have successfully gained planning approval for hundreds of planning applications across Cornwall and the South West, covering everything from small home extensions to housing developments, changes of use and site regularisations.

This page explains the different types of planning applications we deal with, how the process works, and how we support you.

Planning Made Easy

Successful planning applications rely on a combination of good design, planning knowledge, and a clear strategy.

We help our clients to:

Identify the most appropriate type of application
Develop designs that respond to planning policy
Prepare all required drawings and supporting documents
Submit applications and act as your planning agent
Liaise directly with planning officers and consultees
Guide the application through to determination

Many clients contact us unsure of what permissions they require. Our role is to provide clarity from the outset and ensure the correct process is followed.

Understanding Policy

Planning decisions are guided by a framework of national, local, and neighbourhood-level policies.

At the national level, the National Planning Policy Framework (NPPF) establishes the Government’s approach to sustainable development and forms the basis of planning decision-making across England.

Local Planning Authorities prepare Local Plans which set out policies relating to housing, employment, infrastructure, environmental protection, design, and future growth within their area.

In many parishes, Neighbourhood Development Plans provide additional guidance tailored to the specific character and needs of local communities.

These policy documents do not always align perfectly and often require careful interpretation. Our experience enables us to identify opportunities, address policy conflicts, and prepare robust planning justifications that support your proposal.

Types of Application

Permitted Development

For many smaller scale extensions, planning permission is not needed at all!

Householder Planning Permission

For alterations and extensions to existing homes.

Full Planning Applications

Where a complete and detailed proposal is being assessed.

Permission in Principle (PiP)

To establish whether a site is acceptable in principle for residential development – a cost-effective, exploratory planning option.

Outline Planning Permission

To determine whether development is acceptable before complete detailed design work is commenced.

Prior Approval Applications (Including Class Q Barn Conversions)

Where permitted development rights allow development, but certain impacts must still be assessed by the local authority.

Certificates of Lawfulness (Existing & Proposed)

These are legal determinations rather than planning permissions.

What we do

Once a design has been agreed, we prepare and coordinate all documentation required for submission.

This may include planning drawings, Design and Access Statements, Planning Statements, and specialist surveys where necessary. We will advise you of any additional requirements during the quotation and design stages.

Once approved by you, we submit the application and act as your appointed planning agent, managing correspondence and liaising with the local authority throughout the determination process.

Working with Planning Consultants

Most applications can be successfully managed in-house by our experienced team.

For larger, more complex, or particularly sensitive developments, we may collaborate with specialist planning consultants to provide additional planning expertise and strengthen the planning case.

If you already have a planning consultant involved, we are always happy to work alongside them to ensure a coordinated and efficient approach.

FAQ’s

How long does planning permission take in Cornwall?

Typically 8 to 12 weeks depending on application type and consultation requirements.

What type of planning application do I need?

We assess your proposal and determine the correct route based on policy and site constraints.

What is Permission in Principle?

A two-stage process that establishes whether residential development is acceptable on a site before detailed design is required.

Can you convert a barn into a house in Cornwall?

Yes, in some cases under Class Q prior approval or full planning permission depending on the building.

What is a Certificate of Lawfulness?

A legal confirmation that a use or development is lawful without requiring planning permission.

Do you handle everything?

Yes, from strategy and drawings through to submission and planning liaison.

Building Regulations

Provide full building regulation documentation ready for your contractor.

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