SERVICES

When applications for planning permission or Certificates of Lawfulness are rejected, there is a right of appeal to the Secretary of State within certain timescales. We provide a fast and efficient appeal service to challenge decisions taken by Local Planning Authorities on planning and planning related applications. If your application has been refused, our planning appeal submission can be an effective way to obtain planning permission for your scheme or remove /vary a condition that was not justified.

At Connekt Planning, we provide a full service for lodging appeals, managing all the aspects of the appeal from start to finish which includes liaising with the relevant council and the Planning Inspectorate, gathering evidence and formulating a robust justification to support the proposal. The most common type of appeal is the ‘written representation’ procedure that is dealt with solely by written submissions on behalf of the council and the appellant. We can also represent you at Informal Hearings and Public Inquiries which require both written submissions and verbal representation at programmed meetings.

In 2024/25 national average of planning appeals being allowed was 29% whereas Connekt Planning Ltd has an appeal success rate of 45 % for 2024-2025.

Most developments for either building operations or changes of use require planning permission through the submission of a formal planning application to the Local Planning Authority. We can take away the stress and complexity by submitting the application for you and where plans are required, we will provide these through connections to architectural services that will assist in preparing the planning submission. In some cases, it is advisable to seek pre-application advice from the council to establish acceptance of the principle or the design that can then be followed up with a formal planning application.

We can advise you on all such matters and provide you with an honest opinion as to the chances of success of any particular proposal. We can also provide comprehensive Planning Statement that provides important justification for why the development should be approved having regard to the local council’s policies and national planning policies.

On some occasions a ‘Design & Access Statement’ for a proposed development will need to be produced to provide details of how the design has developed and a justification for why the final design is appropriate to that location.

In addition to plans and statements, the application may require further supporting information such as Flood Risk Assessments (FRA) or reports assessing potential impacts upon heritage assets or ecology. Through our connections within the development business, we can arrange for the preparation of these reports on your behalf and ensure that other specialist work that is co-ordinated with the timescales for submission.

When considering a development project, many applicants consider that a pre-application submission is the most cost effective and low risk option to finding out if the local planning authority will have objections in principle to your proposal on a particular site.

Pre-app advice is an informal service offered by most local planning authorities, which allows applicants to receive feedback from planning officers before submitting a formal planning application. When a council receives a pre-application submission they consult with key internal consultees such as the highways Authority and Lead Local Flood Authority but in most cases do not publicise the submission or notify neighbours. There are some pros and cons but, a pre-app submission can be an effective way of keeping the costs of producing fully detailed plans for a scheme until after the applicant has had comments from the planning officers on the principle of the development. This advice typically involves a review of your draft plans and statement, a preliminary assessment against local planning policies, and a written or verbal response from the council with a recommended list of supporting plans and documents required for the planning application stage.

At Connekt Planning Ltd we offer a pre-application service that presents your proposal to the local council and engages with the Local Planning Authority on your behalf. Whilst pre-application submissions are not appropriate for all types of developments, we can advise you on whether a pre-application submission could be beneficial on a case-by-case basis.

Representations are formal comments or objections submitted to a local planning authority in response to a planning application. They may be made by members of the public, statutory consultees, or other interested parties and typically address planning-related issues such as design, amenity, traffic, or policy compliance. Representations are considered as part of the decision-making process when determining a planning application. For objections to be considered by Local Planning Authorities when determining planning applications they must be material planning considerations. They relate directly to the use and development of land and are grounded in planning law and policy. Typical material considerations include matters such as design, scale and appearance, impact on neighbouring amenity (including privacy, outlook, noise and light), highway safety and parking, environmental impacts, flood risk, heritage considerations, and compliance with national and local planning policies.