MSD Planning Services

Planning Appraisals 

Prior to investing in a development site, or new property, MSD Planning are able to provide detailed Planning Appraisal to understand the clients brief and explore the potential planning opportunities ,as well as highlighting any challenging aspects to overcome & to ensure achieving a positive outcome for your planning application. 

Our initial planning appraisal will form the basis for the overall planning strategy and will inform the necessary steps to ensure the best way in achieving a favourable decision. Planning strategy is key to being successful through the Planning process.

Pre application enquiries

Prior to make a Planning application it may be advantageous to engage with the Local Authority to explore the development potential further. This is an opportunity for the Local Authority to raise any concerns that they may have about the potential development before a formal submission is made. Pre application is often useful to establish an understanding with  Planning officers potentially dealing with a future submission and help speed the decision making process. 

Listed Building Consent

At MSD Planning we are very fortunate to have many years of experience in dealing with listed buildings from Grade I to Grade II*. These include small projects from minor alterations to larger extensive extensions. Our experience of dealing with numerous conservation officers over the years has given us valuable knowledge which we bring to the front end of a project. This experience avoids developing unrealistic designs which would be destine for refusal. The approach to the design and suitable justification is key to achieving Listed building consent. Understanding the significant features of historic buildings are an important aspect to be able to demonstrate and inform an appropriate design solution. In coordination with heritage consultants we prepare the necessary design proposals and supporting planning information to achieve a successful planning consent. 

Conservation Area consent

Conservation Areas are areas with additional restrictions to maintain and control the character of an area. These are selected by Local Authorities and if you live or have a business in these areas you will be required to make a conservation consent application to make changes to your property. These can vary from changing the colour of your property to installing illuminated signage. Working with the Local Authority Conservation offices is key to securing a favourable permission. Having thorough support information and clear logical justification is an important aspect in achieving conservation area planning consents. 

Prior Approval Applications

Under prior approval they are certain types of development which are considered permitted development permission by national legislation ,without the need to submit a planning application. However ,under certain classes of permitted development there is the need to submit an application to the Local Planning Authority for its ‘Prior Approval; or to determine if it’s ‘Prior Approval’ will be required.

This allows the Local Planning Authority to consider the proposals, they’re likely impacts in regard to certain specific criteria which has been clearly set out under the Governments prior approval requirements. It is therefore ,essential to provide sufficient evidence to the Local authority so that the specific developments fits with the requirements and is clearly demonstrated by supporting information. MSD Planning has many years of experience of prior approval applications. We can therefore ,provide early guidance of whether certain proposals would fit within the set criteria. Avoiding costly submissions that are likely to get refused.

Change of use Planning Applications

Changing the use of a property or partial changes have to be considered careful and suitably justified. Some change of use application are straight forward however ,some can be more challenging where local resistance can be difficult. The experience MSD Planning brings to this area, can navigate you through this process. Some aspects can be highly technical and we have established a network of highly experienced professional which can make the difference when demonstrating that a change of use will be acceptable. Even when there is a difference of opinion with Local Authorities, justification can be made by specific detailed information. 

Full Planning Applications – commercial or residential 

We have years of experience in  preparing planning applications for numerous residential 

and commercial projects. We are therefore ,well positioned to prepare and manage planning applications on behalf of our clients. We coordinate the information required for a full planning. As lead consultant we would identify & appoint the best specialist consultants to the design team to ensure all elements of the Planning application were considered. These elements can be extensive ,depending on the nature of the development being prepared. This could include specialist elements such as Ecology, Arborculturalists, Highway, Landscaping, Biodiversity, Drainage, Flood risk, Energy assessment, Heritage consultant, Site surveys & Sustainability. 

We prepare and submit all Planning information including a robust Planning Statement to support your development proposal. Explaining the planning grounds for the application to be considered favourably. 

Once the application is submitted we adopt a hands on, positive approach to the management of your application through to the determination of the application.

Our services cover the entire planning process. 

Outline Planning Permission

An outline planning permission allows for a planning decision on the general principle of development on a selected number of elements. Generally the benefits of outline planning include a reduced application fee ,due to the local authority ,and having to deal with a limited number of elements to be considered. This can reduce the upfront costs in securing the main principle of planning consent, subject to detailed information ,to be submitted under reserved matters at a latter date. Reserved matters are a series of conditions requiring subsequent approval. These are defined under article 2 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 as:

• ‘Access’ – the accessibility to and within the site, for vehicles, cycles and pedestrians in terms of the positioning and treatment of access ,and circulation routes and how these fit into the surrounding access network.
• ‘Appearance’ – the aspects of a building or place within the development which determine the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture.
• ‘Landscaping’ – the treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes: (a) screening by fences, walls or other means; (b) the planting of trees, hedges, shrubs or grass; (c) the formation of banks, terraces or other earthworks; (d) the laying out or provision of gardens, courts, squares, water features, sculpture or public art; and (e) the provision of other amenity features;
• ‘Layout’ – the way in which buildings, routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development.
• ‘Scale’ – the height, width and length of each building proposed within the development in relation to its surroundings.

Planning Appeals

Where a Planning Application has been refused there is the option to appeal the decision. Appeals against the Local council’s planning decisions are made to the Planning Inspectorate. The Secretary of State appoints the planning inspectors who determine planning appeals. 

Only the applicant who applied for planning permission can appeal a planning decision, or where someone is served with an enforcement notice has a legal right to appeal. You can also appeal a planning condition or where an application has not been determined within a specific statutory time period. 

Note: Appeals must be submitted within  a specific time period and this can depend on the type of planning application. MSD Planning can advise you further on this and  the Appeal process. 

In the first instance we will review the decision to advise whether an appeal is the best course of action. Current knowledge of local and national planning policy legislation is fundamental and up to date recent case law can provide the key to success. At MSD Planning we have years of experience which allows us to prepare a robust statement of Case to support your planning appeal in order to give you the best chance of being successful. 

Lawful development certificate 

Under Lawful development you can submit an application for a certificate to determine whether the use or development is lawful or has become lawful over a period of time and can therefore ,be continued without planning permission. The Certificate of Lawful Use can be for Existing use or proposed use. Existing Use or new Development may be granted where there has been continuous use of (land or buildings) for more than 10 years, or for new Buildings or other operations that have been completed for 4 years or more. 

A lawful certificate will prove that the use or development is lawful and it protects the development from any enforcement action.

A Certificate of Lawful Proposed Use or Development will clarify whether a proposed use or development will be lawful because of permitted development rights or for other specific reasons. It is important to note that any approved certificate is for the specific work that has  been approved. Therefore, work should be carefully completed in accordance with the approved documentation. 

Call for sites submissions

A call for sites is a way to suggest sites that might be suitable for development in the future. This is a normal part of procurement of Local plans by Local Authorities to allocate land use and future development strategy. 

Local Authorities request submission under call for sites during a set period of time. Submissions can be as simply as a boundary line on a site plan. Although the more information that can be provided to demonstrate suitability the better. Each site is assessed on its own merits. 

Discharge of Planning conditions

The discharge of planning conditions involves an application process where details relating to an approved planning consent are required to be submitted. Conditions may require discharge prior to construction, during construction or prior to occupation. There are a vast array of conditions that may require discharge. MSD planning has  many years of experience in dealing with all sorts of planning condition and can therefore ,guide you through the process to successfully discharge any planning conditions

Planning Drawings & Architectural services

MSD Planning provides a full range of drawing services, working in association with MSD Architects. We therefore able to provide a full set of Planning drawings and 3d visuals to support Planning Applucations. This allows a seamless flow of information to be coordinated as part of any Planning submission. We can also offer dimensional surveys of existing buildings.