Planning Application Services
1. The stages in making an application, consultations and pre-application submissions.
- Making a full planning application to Cornwall Council, your local council and community.
- Making representations at planning committee meetings. Most applications will not need to go this go through this process, but even a smaller planning application can be called before the committee if there are a sufficient number of objections.
- Applications to remove or vary a planning condition.
- Certificates of lawful use.
- Planning appeals and public inquiries.
- Planning Application Drawings (including Plans, Sections, Elevations etc.)
- Retrospective Planning
- Building Regulation Drawings for Building Control
- 3D Visualisations
- Interior Design
- Feasibility Consultancy
- Viability Assessments
- Commercial Development Guidance
- Spatial Planning and Layout
2. How can we help?
- Confirmation that a development can be built using permitted development rights.
- Architectural and Internal Design
- Managing prior notification schemes.
- Development in conservation areas or where you need listed building consent.
- Residential extensions, basements or loft conversions.
- Identifying potential sites on your behalf.
- Risk, cost and project management.
- Commercial developments, including new build and change of use.
3. Planning refusal and planning appeals
We are often contacted by potential clients who have already made an application which has been refused.
Whether this is due to poor advice or an inappropriate application we will reset the process for our clients.
The first step is to review our clients Brief and the existing, failed application.
We will then use a phased approach to assess where that application may have failed, how it can be improved and make the appropriate connection with the key stakeholders, such as parish councillors, who need to be consulted with.
Following that if appropriate might recommend an appeal or a resubmission of the Planning Application Pre App Level in order to save time, money and costs.
4. Planning applications in Conservation Areas, World Heritage Sites or simply Open Country Side.
Large areas of Cornwall are designated as Conservation Areas, World Heritage Sites or simply Open Country Side.
These designations do not mean that a planning is impossible or that you can’t extend existing buildings or their use. It does mean that specialist consultation and advise is required in order to save time, money and deal with objections in as effective a manner as possible.
5. Listed building consent, surveys, protection and development.
There are a large number of listed buildings in Cornwall and Devon, including some of the most famous buildings in the UK.
Making changes or additions to the buildings and places can be an expensive and time consuming process requiring specialist builders and skills.
Desmonde Associates are experts in the area of Listed Building Consent and have worked on some of the most important Heritage Buildings for Central Government, MOD and Private Sector clients.
We will guide our client through the application process for surveying, changing, repairing or alternating their Listed Building.
We will also support our clients through the complex process of dealing with both Planning and Conservation Officers and building professionals will work on your project.
6. Planning Section. More Detail
- Building Surveying
- A property survey is a detailed inspection of a property’s condition. The surveyor inspects the property and tells you if there are structural problems like unstable walls or subsidence. They will highlight any major repairs or alterations needed, such as fixing the roof or chimney chute. The report from the surveyor also provides expert commentary on the property, from the type of wall to the type of glazing.
- Our clients include people who are considering buying a beautiful home in the South West and want to be sure of their investment or those people who have bought a new build house and discovered all might not be as it should be.
- Heritage Planning
- When developing a heritage site or building, specialist planning guidance can spell the difference between a smooth ride and a rocky road.
- Buying or selling
- With generations of experience and knowledge in the South West property market, Desmonde Associates can offer advise and guidance on potential sites and the right resources to find them.
- Offices and Industrial Planning
- Our experienced Commercial space planners can help developers, investors, land owners, corporate occupiers, logistics companies and public sector bodies achieve the most from their land, office and industrial assets.
- Property Economics
- Working for property developers, landlords, investors, the public sector, commercial and retail occupiers, our team assists with economics impact assessment, market analysis, feasibility studies and business.
- Rural Planning
- Our planning consultants are rural specialists, maximising opportunities for any client hoping to develop buildings and land in the countryside. We are instructed by land owners, estates, private clients and developers on a range of non-urban matters covering residential development, farm buildings and diversification, permitted development and renewable energy.
- Sustainability and Environmental Planning
- Basic planning is never enough: our expertise in sustainability and environment ensures any proposed development combines best practice and legislative compliance in these vital areas.
- Master Planning & Urban Regeneration
- The nation is in need of creative but deliverable urban regeneration to make the best use of our cities and improve their offer in a highly competitive world. Over the years, technology has significantly increased the mobility of capital and talent, and the attraction of our cities is now key to realising their economic potential and opportunity to add value to real estate.
We will support those who want to build their own homes to find plots of land and provide help to parish councils and neighbourhood forums who wish to build a small number of homes to allow their communities to grow organically, providing homes for the next generation and those wishing to downsize
Planning Objection Services
An inappropriate planning application can have one of the most serious and fundamental impacts on your life as it effects the place where you are meant to be at your safest, your home.
Whether its a rogue builder making an application for a development which you know will negatively impact on the countryside or your community, or a neighbours extension which will block your views whilst overlooking your garden; a convincing and robust Planning Objection can make the difference to your quality of life and potentially the negative impact to the value of your home.
Desmonde Associates have decades of experience of working within the planning sector and have good relationships with the planning authority.Momentum: We will ensure that the objection process is started as quickly as possible and logged in the correct manner. We will identify the policy and legislative weaknesses of any planning application and argue against it on planning grounds rather then legitimate concerns which may carry little to no weight.
Piece of mind: Desmonde Associates have an indepth knowledge of the relevant planning policies and the overall system when it comes to planning objections.
The Team: We understand how planners think and the language they speak. Our team includes Cornwall and City Councillors who appreciate the kind of factors that will influence your planning objection.
All objections are carefully researched and focused on the planning considerations in order to ensure the desired outcome.
Our approach to making the most compelling application
Our approach to our clients and their planning needs
- Client Brief. Working with our Client we will define their Brief i.e. What do they want and what do they want to achieve? This is critical to meet their expectations as are regular consultations and meetings.
- Initial Desktop Assessment. Is planning realistic on our clients site? This will involve a number of assessments;
- Site ownership.
- Boundary analysis.
- Brief review of the sites general location and its position within parish boundaries, areas of outstanding natural beauty, SSSI’s, etc.
- Brief review of the Local Plan, The Neighbourhood Plan and National Planning Policy.
- Brief review of recent planning decisions in the area.
- Initial Assessment: We will give our client an assessment of;
- The strengths of their site and brief.
- The weakness of their site and brief.
- The opportunities to enhance the application.
- The threats which weaken the application.
- Our view on the best way to proceed.
- A project program.
- An assessment of our likely costs.
- Based on our Initial Assessment we will work with our client to make a decision and take their instructions.
- Pre-Application: This is an early opportunity, before committing to significant costs or time, to engage with planners and consultees and determine their view.
- Outline Planning Or Full Planning Application
- Following the Pre-Application we will then advise our client on whether to proceed, seek Outline Planning or Full Planning and take their instructions.
The first step in the planning process
The purpose of a Pre-Application (Pre-App) is to
- Help save time and money.
- Reduce the number of unsuccessful planning applications.
- Ensure enough information is provided to support the Final Application.
As part of the Pre-App the planners will
- Research the history of the site and make a site visit, if required.
- Look at the application against Council policies and standards.
- Arrange to attend a meeting with the applicant, if needed. This could be a telephone discussion.
- Look at the need for further investigations or key groups that need to be spoken to.
- Write to us with a view on whether we should continue with the planning application.
Pre-Application. What is it?
- Residential development of 10 or more dwellings or where the site area is 0.5 hectares or more.
- New floor space or change of use of 1,000 square meters or more or where the site area is 1 hectare or more.
- Development requiring an Environmental Impact Assessment (EIA).
- Lifting or varying conditions associated with a major development.
- A single wind turbine.
- Authority fee of £616.67+VAT (£740 inclusive of VAT) – includes Highway Consultation fee (2hrs).
- Residential development of between 2 and 9 dwellings or where the site area is below 0.5 hectares
- New floor space or change of use of less than 1,000 square meters or where the site area is less than 1 hectare.
- Lifting or varying conditions associated with a minor development.
- Authority fee of £373.33+VAT (£448 inclusive of VAT) – includes Highway Consultation fee (1hr).
- Authority fee of £191.67+VAT (£230 inclusive of VAT)
Planning Opportunities For Farmers And Rural Areas
There is an increasing desire in the countryside to make the most of existing assets and to build new homes for farming families on their land. Desmonde Associates can provide planning guidance to meet those needs.
National Planning Policy Framework – NPPF
Updated policy relating to Rural Housing and effective use of land.
- Farming Families – Policy now allows for new dwellings for those
‘taking majority control’ of a farm business.
- Subdivision – Policy now allows for subdivision of large existing dwellings.
- Heritage Assets – Policy now allows for development which secures the future of a heritage asset.
Permitted Development Rights
The number of residential dwellings permitted through a change
of use on an established agricultural unit, has increased to 5.
- Small homes: Up to 5, each less than 100 Sqm
- Large homes: Up to 3, with a combined size of 465 Sqm
- A mix of small and large homes.
The options and processes for agreeing a change of use from agricultural to a residential dwelling has been expanded.
Rural Exception Site
Small sites for affordable housing where planning might
not normally be offered, e.g. outside of residential boundaries.