Planning Consultancy

Design-led planning expertise for residential projects across Cornwall

What is Planning Consultancy?

Planning consultancy involves the preparation, submission, and management of planning applications—navigating local policy, anticipating planning authority concerns, and ensuring your proposal is presented in the strongest possible light.

Because we manage this process as part of our architectural service, you benefit from a streamlined experience where your design, documentation and application strategy are aligned from day one.

What we do:

Prepare and submit full or outline planning applications

Manage pre-app submissions, planning resubmissions, and discharge of conditions

Coordinate supporting reports

Provide strategic advice based on Cornwall Council’s local planning policy

Liaise with planning officers throughout the application process

Handle applications for listed building consent and Class Q barn conversions

Represent your project in the event of revisions or planning appeals

Why it matters

Gaining planning permission in Cornwall—especially in sensitive rural locations, Areas of Outstanding Natural Beauty (AONB), or heritage settings—requires more than just a well-drawn design.

It demands a clear understanding of local planning frameworks, design justification, and proactive communication with the planning authority. With your designer managing both the creative and regulatory aspects, your application benefits from a consistent, confident approach throughout.

Ready to move forward with your planning application?

We’ve successfully secured planning permission for new homes, Class Q barn conversions, listed buildings, and high-end residential renovations across Cornwall. If you’re ready to bring your vision to life, we’re here to help make it happen.
From sensitive heritage settings to remote rural plots, we’ve successfully delivered planning approvals for a wide range of projects—including Cann Orchard, where we navigated complex site constraints to secure approval for a striking, modern family home in a rural location.

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Frequently asked questions

Can you tell me whether my project is likely to get planning permission before I spend money on a full application?

We can assess the site and relevant planning considerations at an early stage and advise on the most appropriate route. Where there is uncertainty, we may recommend feasibility work or pre-application advice before progressing further.

Can you guarantee planning permission?

No one can guarantee planning permission, as the decision ultimately rests with the Local Planning Authority. What we can do is develop a well-considered proposal, understand the relevant policies and constraints, and prepare a strong and coordinated application.

What is pre-application advice and do I need it?

Pre-application advice allows you to seek initial feedback from the Local Planning Authority before submitting a full application. It isn’t necessary for every project, but it can be valuable where a proposal is more complex or there are significant planning considerations.

What is Permission in Principle (PIP), and how is it different from pre-application advice?

Permission in Principle (PIP) is a planning route for certain housing-led developments. It establishes whether the principle of residential development is acceptable on a site, focusing on the location, land use and amount of development rather than the detailed design. If PIP is granted, a further Technical Details Consent application is required before full planning permission is secured.

Pre-application advice is different. It allows you to seek early feedback from the Local Planning Authority before making a formal application, but the advice is not a planning permission and does not guarantee that a subsequent application will be approved.

Depending on the site and what you’re hoping to achieve, we can advise whether a PIP, pre-application enquiry or another planning route is the most appropriate starting point.

Do you deal with the Local Planning Authority on our behalf?

Yes. We can prepare and submit the application, coordinate the required supporting information and liaise with the Local Planning Authority throughout the process. Depending on the project, this may include coordination with our Landscape Design & BNG service or other specialist consultants.

What happens if my planning application is refused?

A refusal doesn’t necessarily mean the end of a project. We can review the reasons for refusal and advise whether amendments, a revised application or, where appropriate, an appeal should be considered.