Planning Consultants: What They Do, What They Charge, and When You Need One

A planning consultant can provide:

• Permitted development assessments — checking whether your project falls within PD rights
• Pre-application advice — advising on the likely success of a proposal before you apply
• Planning application preparation and submission — completing the forms, coordinating drawings, and managing the process
• Planning statements — written documents explaining how a proposal complies with planning policy
• Heritage statements — for listed buildings and conservation areas
• Negotiation with planning officers
• Appeals — preparing and submitting appeals to the Planning Inspectorate
• Lawful Development Certificate applications

These fees are on top of the council’s application fees (£548 for householder planning, £274 for an LDC, £249 for prior approval). Most planning consultants charge fixed fees for standard householder work.

• Your project needs full planning permission and is not straightforward. If the design is unusual, the site has constraints, or there are likely to be neighbour objections, a consultant understands how to present the proposal to maximise the chance of approval.
• A previous application has been refused. A consultant can assess the refusal reasons, advise on whether to amend and resubmit or appeal, and manage the process.
• You are appealing a refusal. Planning appeals have specific procedural rules and require well-structured arguments.
• You need a heritage or design statement. Applications for listed buildings or in conservation areas often require written statements.
• You do not have time. If you want someone to manage the entire process from pre-app discussions through to decision.

• Your project is permitted development. If your extension, loft conversion, or garden office falls within PD, you do not need planning permission at all. Our free PD checker can help you establish this.
• Your project is a straightforward householder application. A simple rear extension on a standard residential property does not need a planning consultant. The Planning Portal process is designed for homeowners to use directly.
• You just need drawings. An architect or architectural technologist prepares the design and drawings. A planning consultant does not design.

For a standard householder application, most architects submit the application as part of their service. You only need a separate planning consultant if the planning issues are complex.

For straightforward projects, BILTD’s tools can replace much of what a planning consultant provides:

• PD assessment: Use our free PD checker to check if your project is permitted development
• LDC preparation: Our PD Certificate Report helps you apply for a Lawful Development Certificate
• Understanding the process: Read our planning application guide

For complex or contentious projects, a planning consultant is still valuable. But for the majority of homeowner projects, the combination of good information and the right tools gets you to the same place at a fraction of the cost.

• Royal Town Planning Institute (RTPI) — search for chartered town planners at rtpi.org.uk
• Planning Aid — a free advice service for people who cannot afford professional help
• Local recommendations — ask your architect or builder
• Check qualifications — look for MRTPI (Member of RTPI) or equivalent