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Town & Country Planning

Our approach to making the most compelling application

Our approach to our clients and their planning needs

  1. 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.
  2. 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.
  1. 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.
  2. Based on our Initial Assessment we will work with our client to make a decision and take their instructions.
  3. Pre-Application: This is an early opportunity, before committing to significant costs or time, to engage with planners and consultees and determine their view.
  4. 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.

A Cornish business which offers a single point of contact for architectural, structural and planning services

Contact Us

Adam Desmonde

Project Manager Process, Development and Construction

Marcus Cadier

Policy Consultant

Claire Parry

Head of Design