Do I need a planning consultant or an architect?

We get asked this question a lot.

And the answer is – if you’re undertaking any kind of building works in the UK and you would like to run the project in the most timely, smooth and cost effective manner possible, then you’ll most likely need both.

Which we appreciate probably isn’t the answer you were hoping for.

But, it’s actually precisely why, here at Salmon Planning, we provide both planning and architectural services as a combined package; with our in-house teams of professional Chartered planners and accredited architects, who work collaboratively from the early stages of concept and design right through to project completion.

What is the difference between an architect and a planning consultant?

An architect is a specialist in designing buildings; they are experts at working to a brief, understanding the conceptual and spatial challenges, limitations and ultimately the potential of a space or a landscape and at bringing an idea - your idea - to life.

An architect can manage the design and build process from start to finish including creating a design concept, producing all the drawings and documentation required and specifying the construction details for your building project.

Chartered Town Planners represent the gold standard of planning practice. A planning consultant is a qualified expert in property development and management with specific knowledge in the field of planning permission – in short, they are experts in navigating the UK planning system. That means they have expert understanding and insight about the planning permission application process, the decision-making process and, of course, the appeals system. Planners are ideally placed to understand the perspective of the local authority and advise on the requirements and possibilities for building works within your local area.

At Salmon Planning we have a team of ex-local authority planners, meaning we have experience of working on both sides of the fence – for clients trying to get planning permission and for local authorities looking to approve plans. As a team of Chartered professionals, we can also provide our clients with the reassurance that our experience and expertise have been accredited by an externally regulated body.

Why can’t my architect do the planning application?

They can and they often do undertake the planning application for a client.

But it all comes back to whether you’re looking to find the process of seeking planning and running your building project to be as seamless, swift and smooth as possible, or whether you’re prepared to pay for the additional amended drawings and resubmissions, which are often called for, when someone who is not an expert in the process is asked to navigate it.

And anyway, why would you want to burden an architect with doing the job of a planner? It is not the specialism that they have been trained in and in many cases that we have seen over the years, the creative freedoms of the architect (not to mention the time they are able to spend on the design work) are ultimately constrained by the time and efforts required to be spent on the application process.

We spoke to some of our clients about exactly this and the resounding opinion was that this is perfectly solved by ensuring that the planning guidance is sought at the very outset of the project, from a planning professional, and can then be used by a skilled architect to inform and positively influence the design process, rather than rally against it.

Which do I need first, a planning consultant or an architect?

A planning consultant, most definitely. But ideally both at the same time.

It’s so easy to fall into the trap of being driven by the desire to see those beautiful plans all drawn up and your ideas translated into pen and ink... and then immediately being thrown out by the Council who send you back to the drawing board with a dented creative vision and a feeling of frustration to boot.

So, let’s reimagine that scenario but with a trained planner in the room at the very first professional consultation. This time there is a guiding hand present to listen to and understand your project requirements and to provide clarification and confirmation that right from the outset, we are working on a design that will be successful in the planning application process.

There are also occasions when our advice, having carried out an initial assessment, is that a development simply won’t get permission because it clearly conflicts with planning policy – our experience is that our clients really appreciate our unbiased guidance as knowing the likelihood of success early on can save the financial and emotional pain of proceeding too far.

Do I need planning advice before I commission a design / architect?

No, you don’t have to have planning advice first but if you want to avoid abortive costs, resubmissions, increased architect’s fees and time delays then it is a logical first step.

If you have a building project in the pipeline, it’s worth considering that an architect is looking in the first instance to get you through to the drawing stage. This is the element that they specialise in and are paid to undertake. However, a Chartered Town Planner is duty-bound to provide honest advice to help you get your project through the most significant barrier that you will face in realising your project. For the planner there is only one goal and one acceptable outcome –getting your project approved as quickly as possible.

At Salmon Planning we offer a fully comprehensive combined planning and design service, which ensures that our team of Chartered planning consultants and exceptional architects can work collaboratively from the very outset of your project.

We can help you save time, money, maximise the value potential of your property and stay faithful to the design integrity of your project, ultimately help to bring your ideas into reality.

Get in touch with one of our team today to tell us about your project.

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