Once planning is approved, we move into the technical design stage. This includes detailed construction drawings, specifications, coordination with engineers, and preparation for tendering. This is where we make sure your design is fully buildable and compliant with building regulations.
Technical design covers detailed architectural drawings, structural coordination, building regulations compliance, material specifications, and information required for contractors to price and build accurately.
Yes. We prepare the full Building Regulations package and coordinate with engineers and specialists to ensure compliance. We can submit the application on your behalf and respond to any queries from building control.
Absolutely. We can recommend trusted builders, engineers, and specialists we’ve worked with before. You’re free to choose your own team, and we’ll coordinate with them throughout the technical and construction stages.
Yes. We can offer site inspections, respond to contractor queries, review workmanship, issue instructions, and help manage changes. Our involvement ensures the design is delivered as intended and any issues are resolved quickly and professionally. Investing in our presence on site can save you money in the long run. We can either administer a contract between you and your chosen builder, or offer assistance on more of an ad-hoc basis.
Timelines vary depending on project complexity, contractor availability, and procurement route. Technical design typically takes 2 months; construction can range from a few months to over a year, depending on project size. We provide a realistic programme at the start of each stage.
Changes are common. We’ll advise on the impact on cost, programme, and approvals, then update the design and technical information accordingly. Clear communication ensures changes are managed smoothly and efficiently.
We combine creative design with robust technical expertise. Clients value our clarity, responsiveness, and hands‑on support during construction — ensuring the final building reflects the design vision and performs as intended.
During the early stages of a project we help you define your brief, explore design ideas, assess feasibility, and create clear architectural concepts. This is where we translate your goals into practical, buildable solutions that align with your budget and planning requirements.
You can be as hands‑on or hands‑off as you prefer. We guide you through key decisions, present design options clearly, and ensure you always understand the implications for cost, layout, planning, and buildability.
Budget is built into the design process from day one. We provide cost‑aware design options, highlight decisions that may affect cost, and collaborate with cost consultants or builders to keep estimates aligned with your expectations.
You’ll typically receive concept sketches, 2D plans, elevations, 3D visuals, working towards a developed design package suitable for planning submission. We tailor the level of detail to your project, the stage we’re working on and whether there are specific planning requirements that need to be addressed.
Yes. Alongside our planning team we prepare all planning drawings, complete the application forms, coordinate any required reports, and act as your planning agent. We also liaise with the planning officer to support your application throughout the process, keeping you up to date with progress.
Our early‑stage architectural fees are based on project size, complexity, and the level of service you need. We offer fixed fees for clearly defined stages and can also work on percentage or hourly rates where appropriate. You’ll always receive a transparent fee proposal before we begin.
Our early‑stage service includes design development, planning advice, client meetings, coordination with consultants, and preparation of planning drawings. External costs such as surveys, planning fees, and specialist reports are separate and outlined clearly at the start.
We provide regular updates, scheduled design reviews, and quick responses to questions. Communication can be via email, video calls, in‑person meetings, or shared project platforms — whatever suits you best.
As not all works require Planning Permission, it is best to check with a qualified professional such as a chartered planning consultant if Planning Permission is required prior to project commencement. Consulting a chartered planning consultant may well save you time and money. We can prepare and submit an application for a Certificate of Lawfulness seeking the Council's formal confirmation of the lawfulness of any proposed works.
Arrange a visit to the office, or we can come out to meet with you to discuss your plans from the start.
Whilst there is no definitive list, the Local Planning Authority will assess ‘material planning considerations’ when considering a Planning Application.
Matters such as overlooking, loss of light, heritage issues, highways safety, traffic, noise, visual impact, design and appearance, and the relevant planning policies will be taken into consideration.
The planning system operates in the public interest. As such, the 'right to a view'; does not exist. Nor can an application's effect on the property values of surrounding properties, boundary disputes, legal covenants or private access arrangements be considered within a Planning Application.
A Development Site Appraisal is a review of a site to provide an informed, professional opinion on the likelihood of planning permission being granted at a given location. It is normally undertaken by a qualified professional such as a chartered planning consultant who will report on the feasibility of development.
With extensive knowledge of both local and national planning policy, as well as access to a site's constraints and potential hurdles, a chartered planning consultant is best placed to carry out a Development Site Appraisal to ascertain whether a site is viable or not.
Employing a consultant who is a chartered member of the Royal Town Planning Institute (RTPI) ensures your consultant will offer the highest level of professional capability. Often cited as the 'gold standard' of planners, chartership recognises the quality and competency of a planner who is also bound to the highest professional standards and ethics.
This would be an entirely site-specific answer. Making an application for planning permission can be a complicated process. Planning Law and Policy is complex. It is advisable to take advice from a chartered planning consultant before you embark on the often costly process of submitting an application to ensure the project is viable.
Whilst not needed, it is highly recommended. Due to the complexities of the Planning System, employing a chartered planning consultant to submitting a high quality, professionally compiled planning application is likely to lead to the best outcome for your application.
With extensive training, knowledge and experience in all aspects of the planning system, a chartered planning consultant is the best option for potentially gaining planning consent. The application will be led by Planning Law and Policy from the outset which will inform the design and scope of the project. A purely design-led process can sometimes lead to serial planning refusals and a lengthier, more expensive process.
Whilst this varies depending on complexity and requirements, Planning Permission can take anywhere from 8 to 13 weeks to obtain on more major developments. Your chartered planning consultant will advise you on the timing of the process according to the scale of your project and your rights of appeal if a Planning Authority delay making a decision.
Fees set by Local Planning Authorities depend on the scale and nature of the proposal. If using a chartered planning consultant, it is wise to ascertain their estimated fees before submission. The initial quote may be exceeded if extra work is involved in monitoring the planning application. Please call Salmon Planning Company for an idea of costs.
No, generally there is no limit to number of Planning Applications that can be made on a site but a Planning Authority can turn away repeated applications of the same scale and character which have previously been refused. It is advisable to contact a chartered planning consultant to ascertain whether it is necessary to make a planning application and whether the application is likely to be successful.
Yes, as long as the correct ownership certificate and notice is served, anyone can apply for Planning Permission on any land. It is advisable to contact a chartered planning consultant if you do not own the land as if planning permission is granted it may increase the value of the land in question for the owner of the land.
Whilst Full Applications cover all the required details of a proposal, Outline Permission seeks consent to the principle of development only. Depending on whether the Outline Permission sought is an ‘Outline with All Matters Reserved’ or ‘Outline with Some Matters Reserved’ will determine the level of detail submitted as part of the application.
Pre-application advice is advice given on a proposal prior to any submission. Pre-application advice given by a Local Planning Authority is non-binding, so can be of limited value and is unlikely to advise on whether your scheme optimises the value of the site. It is preferable to seek the advice of a chartered planning consultant to determine the viability of a project.
Pre-application advice is best obtained at the start of a project. However, it is preferable to seek the advice of a chartered planning consultant to advise on the viability of a project in advance so that any pre-application submission is targeted in a way that achieves the best outcome.
If your planning application has been refused, you have the right to submit a planning appeal to the Planning Inspectorate, provided it is lodged within the relevant time limits. An appeal allows an independent Inspector to review the decision, assess the evidence, and consider whether the local planning authority applied policy correctly.
At Salmon Planning, we review the decision notice, identify the strengths and weaknesses of your case, and advise on the most effective appeal route. Sometimes it is better to re-submit the application to the Local Planning Authority with new evidence, or a different approach, to address the reason for refusal.
The chances of winning a planning appeal depend on the strength of your case, the quality of the evidence, and whether the local planning authority has correctly applied national and local policy. Each appeal is assessed independently by the Planning Inspectorate, and success rates vary depending on the type of development and the issues in dispute.
Permitted Development Rights are the rights to carry out certain types of work without needing to apply for Planning Permission. Determining where Permitted Development rights apply can be complex. A chartered planning consultant will help you find your way through this process.
A Certificate of Lawfulness is a formal confirmation issued by the Local Planning Authority that on the date of issuing, the use of the land or development is lawful. It is a valuable document as it can provide leverage for a more complex planning proposal.
An Existing Lawful Development Certificate is also an important document which relates to works already carried out, whereas a Proposed Lawful Development Certificate relates to works proposed in the future.
https://www.salmonplanningco.uk/planning/certificates-of-lawfulness
It is advisable that a Certificate of Lawful Proposed Works is obtained. This will offer both confirmation that the works are Permitted Development, as well as provide legal documentation for clarification should the property be sold in the future. A chartered planning consultant can guide you through this process.
Yes. Permitted Development Rights can be removed as a result of conditions imposed on the granting of Planning Permission. These conditions can remove any and all Permitted Development rights. In some geographic locations certain categories of Permitted Development can be removed under Article 4 Direction. It is advisable to seek the advice of a chartered planning consultant should this occur.
Permitted Development allows for certain types of works to be carried out without the need for Planning Permission. Planning Permission is required for all other works. A chartered planning consultant will be able to distinguish whether Permitted Development will be appropriate or whether a full planning application is required.
All works on buildings and changes of use need to be assessed against the General Permitted Development Order. This will inform whether a proposal needs Planning Permission. It is advisable to speak to a chartered planning consultant who will be able to give further advice as to whether a proposal is likely categorised as Permitted Development and whether a Certificate of Lawfulness application is appropriate.
A Certificate of Lawfulness is a formal confirmation issued by the Local Planning Authority that on the date of issuing, the use of the land or development is lawful. It is a valuable document as it can provide leverage for a more complex planning proposal, or simply provide reassurance that the works you proposed do not require planning permission.
An Existing Lawful Development Certificate is also an important document which relates to works already carried out, whereas a Proposed Lawful Development Certificate relates to works proposed in the future.
Permitted Development allows for certain types of works to be carried out without the need for Planning Permission. Planning Permission is required for all other works. A chartered planning consultant will be able to distinguish whether Permitted Development will be appropriate or whether a full planning application is required.
An Enforcement Notice is an important legal document that is issued when development has taken place without the correct Planning Permission being obtained. If you receive an Enforcement Notice, it is important to seek professional advice on what to do. Contacting a chartered planning consultant is the best course of action.
Enforcement Action only arises if the Local Planning Authority believes there to be a breach in Planning Control. Whilst enforcement action cannot be avoided once a notice has been issued, an Enforcement Notice can be appealed. This needs to be done within 28 days from the serving of the notice. A chartered planning consultant will guide you through the enforcement process to achieve the best outcome.
Failure to comply with an Enforcement Notice can lead to prosecution. The person guilty of an offence is liable to an unlimited fine. Taking advice at the earliest opportunity from a chartered planning consultant will ensure the worst-case scenario is avoided and ensure the best outcome in the event of receipt of an Enforcement Notice.
Yes. As with Planning Applications, you can appeal against a Planning Enforcement Notice if you own, rent or lawfully occupy the property the Enforcement Notice relates to. If you receive an Enforcement Notice, the timetable for submitting an appeal is very short. Any appeal must be submitted before the date the Enforcement Notice takes effect. A chartered planning consultant will advise you on what steps to take to make an appeal.
Anyone can report a breach of Planning Control. The Local Planning Authority is responsible for enforcing any breach of Planning Law. A chartered planning consultant will advise you on what steps to take to avoid enforcement action on the part of a Local Planning Authority.
Depending on the size of your farm holding you might be able to utilise permitted development rights and use a stream-lined process that is faster and less complex than making a full planning application.
Redundant agricultural and rural buildings can offer valuable opportunities for reuse, diversification, and income generation. Depending on the building’s age, structure, and planning history, you may be able to convert it into a home, repurpose it for commercial or light industrial use, or adapt it for tourism, equestrian, or farm‑based enterprises.
There are a range of options open. In many cases, farm diversification can take place without full planning permission, depending on the type of activity and whether it falls within permitted development rights. Certain uses - such as on‑farm processing, storage, or small‑scale commercial activities - may be allowed via permitted development routes, or there are more intensive uses, such as holiday accommodation, cafés, or equestrian facilities, which often require a full planning application. At Salmon Planning, we assess the planning potential of your diversification ideas, identify whether permitted development rights apply, and advise on the most efficient route to secure consent so you can expand your rural business with confidence.
This can pose significant challenges although there are limited ways in which energy efficient measures can be implemented within a Listed Building, such as insulation and draft-proofing. Issues such as double glazing and renewable energy can often be challenging.
Archaeology will influence the location of development and will affect the liklihood of gaining permission. You may be required to provide additional information such as an Archaeological Assessment and suitable mitigation. Seeking the support and advice of an archaeologist and a chartered planning expert is advised.
Being located within a Conservation Area can limit works that can be carried out under Permitted Development, for example additions to the roof and location of outbuildings. Seeking advice from a chartered planning consultant will help to identify restrictions imposed on you by living in a Conservation Area.
Whilst Listed Building indemnity insurance will cover the costs of Enforcement Action taken by the Local Planning Authority, these will not provide any form of protection in terms of a criminal prosecution which may ensue.
The List entry is a descriptive record not an exhaustive inventory of everything that is important about a Listed Building. Its purpose is to describe the asset and outline the reasons for designation, but it does not identify every feature of significance, nor does it specify exactly what is or is not “listed.” A common misconception is that only the elements mentioned in the List entry are protected. In reality, the entire building is listed, including its interior, exterior, curtilage structures, and any features, whether mentioned in the List description or not, that contribute to its special architectural or historic interest. This is why professional heritage advice is essential.
Yes. As the owner, you are liable for any unauthorised alterations made to the property, whether carried out in your ownership or not. It is advisable that your solicitor makes adequate enquiries regarding changes that have been made to a listed property during the conveyancing process.
If works to a listed building are likely to be acceptable, with or without modification, Retrospective Listed Buildings Consent should be sought. Enlisting the advice of a heritage expert and chartered planning consultant will be helpful to determine an appropriate strategy to achieve Retrospective Listed Buildings Consent. If works are unacceptable and you have exhausted reaching any compromise with the Local Planning Authority, you will be vulnerable to Enforcement Action to rectify the breach, and in some cases, prosecution.
This is possible. An application can be made via the “De-listing a Building” process with Historic England. To achieve a successful outcome, it is helpful to enlist the help of a heritage expert and chartered planning consultant to liaise with Historic England.
Yes. Listed Building Regulations relate both the interior and exterior of the house. As a rule of thumb, a Listed Building is the building itself, any object or structure fixed to it and any object or structure that has been erected within the curtilage of the building since 1948.
Listed Building Consent is required for all works to be carried out on a Listed Building (including internal alterations). These may involve changes, extensions or demolition that will affect its character as a building of special architectural or historic interest.
Matters such as loss of a view, effect on property values, boundary disputes, legal covenants and private access arrangements cannot be taken into account by those determining the outcome of a Planning Application. It is important to focus only on the issues which are deemed relevant.
Whilst there is no definitive list, ‘material planning considerations’ which are likely to influence the outcome of a planning application or appeal are issues such as overlooking, loss of light, parking, highways safety, traffic, noise, visual impact, design and appearance, impact on heritage assets and adherence to planning policies. Determining which issues are relevant is central to the work of a chartered planning consultant.
Yes, third party representations can, in specific circumstances, be made during an appeal. With the help of a chartered planning consultant who will assess the merits of an appeal, the most persuasive third-party representations can be submitted to achieve the best possible outcome.
With many years of experience both submitting and commenting on planning applications, a chartered planning consultant is best placed to be able to review an application and provide a well-rounded, justified representation. They can consider the whole proposal, interrogate any submitted documents and raise any matters of material consideration.
The only way in which an interested party can challenge the granting of Planning Permission is through a Judicial Review. There is no right to appeal for interested parties. A chartered planning consultant can advise you whether it is worth considering a Judicial Review.
The weight given to any planning representation depends entirely on the evidence supporting it, whether technical, policy‑based, or both - ensuring that representations are grounded in robust and credible justification is essential to them influencing the final outcome.
A third-party representation is a written representation made on behalf of a client/group of clients. In Planning, this is often in response to a planning application or appeal, where an objection of letter of support is lodged. It is worthwhile to seek the advice of a chartered planning consultant to determine what can and cannot be taken into account in third-party representations.
Yes, anyone can object to a planning application. Since the value of your property could be negatively impacted by development it is advisable to seek the support of a chartered planning consultant to help make your case based on the weight of Planning Law.
5.0 rating of 17 reviews
Excellent all round service from Nigel and his knowledgeable and experienced team. I have recommended them to many people in the past and will continue to do so in the future as they listen, understand and work with clients to deliver achievable results.
I have found Salmon Planning to be a well-run, professional planning company who have always strived to go above and beyond to help their clients achieve their objectives.I wouldn’t hesitate to recommend them to anyone.
We had the pleasure of working with Matt and Dan from Salmon planning recently. They dealt with our planning application for a wrap around kitchen extension from idea to submission. They listened and came up with very helpful input. They are a useful mix of knowledgeable, practical and creative. They made the process straightforward, seamless and enjoyable. They dealt with all the laborious paperwork and liaised with other relevant bodies, leaving us to just contribute to the ideas and design. They are both extremely amiable and a pleasure to deal with. The process was affordable and I feel I got great value for money. Use them, you will be pleased you did.
I was very pleased with the services and advice provided by Salmon Planning. I also thought the in-house architecture / drawing service worked well - saving costs, time and generally making things far more efficient. We managed to easily secure consent for something that I thought might be fraught with issues. Nigel is also very well informed on local / Somerset matters. Highly recommend!
Dan and the rest of his team at Salmon Planning were consumate professionals, dealing with every aspect of a sensitive, high profile, listed, town centre development, in a conservation area. Always available for every question I had … and I had a lot.I would, without a doubt ,call upon them for any future planning projects and would have no reservation whatsoever in recommending. Unquestionably 5 star - thank you.
I was extremely pleased by the service provided by Dan Foster at Salmon Planning Company. He provided advice in relation to securing planning approval for the conversion of a barn to a residential annexe, leading to a swift and successful outcome. His advice was timely, thorough and well reasoned and his effective communication with the planning authority led to an outcome which would not otherwise have been likely. The support provided proved to be money well spent.
I’ve been using Dan Foster and his team for over 2 years now on my property developments, the level of service, support, and professionalism of each member forever seems to impress! They have saved me many times, highlighting (potentially expensive) issues I had missed and always listen to my ideas and questions with great patience . I cannot recommend this company more highly , if you need reliable advice/designs from a team for your projects definitely give Salmon Planning a call. They will tell you everything in black and white and explain all you need to know regarding the complete planning process from start to finish.
It has been a real pleasure working with Matt and the team at Salmon Planning + Architecture. Throughout the process they have been consistently professional, prompt to respond, and genuinely helpful at every stage. A great team to work with, which I wouldn't hesitate to recommend.
Salmon Planning have secured planning permission for me for both holiday lodges and a new build pub and restaurant as well as for a new dwelling. The Salmon Planning team’s skill at handling complex planning applications and securing successful outcomes has been excellent. I would happily recommend their planning and architectural design teams.
Excellent end-to-end experience and advice for our listed property in Brighton. Would highly recommend
We worked with Dan and Matt at Salmon Planning Company to secure planning permission for a double garage, workshop, and gym/yoga room. From start to finish, they were incredibly professional, knowledgeable, and easy to work with. Their advice on both the planning and design stages was excellent, and they made the whole process smooth and stress-free. Highly recommend their services!
The Salmon Planning Team assisted me with an assessment of development potential in the Conservation Area of a rural Oxfordshire village. The advice I received was extremely helpful both in its decisiveness and clarity and backed up by a very useful written report. I would be happy to recommend the company for those looking for a very experienced and professional planning-led team. I wish I had contacted a planning-led architectural firm first off rather than having expensive plans drawn up by an architect and then refused by the Local Authority! It would have been a much cheaper exercise.
Prompt, professional and client-focused. Would highly recommend Salmon Planning, thank you!
I regularly contact Nigel Salmon for information and advice. He, and his colleagues, are always friendly and rapidly provide excellent advice and services. As a Chartered Surveyor myself, I appreciate the professionalism of this firm.
