Planning Services
I work with landowners, homeowners and developers across Essex and London on planning applications, appeals, Green Belt development and permitted development — from first advice through to decision.
Planning Applications
Householder to full applications
I prepare and submit planning applications on your behalf, from householder extensions to full and outline applications for new development, managing the process through to decision.
Site and constraints assessment before you commit to an application
Preparation of the application forms and supporting drawings brief
Planning Statements setting out the policy case for the proposal
Liaison with the case officer through the determination period
Negotiation of amendments and conditions to secure approval
Green Belt Planning
Development in the Green Belt is one of the areas I work in most. I advise on whether a proposal is appropriate development, grey belt, or requires very special circumstances, and build the case accordingly under the NPPF.
Assessment against NPPF Green Belt policy, including grey belt
Very special circumstances cases where a proposal is inappropriate
Fallback position and previous use arguments
New dwellings, replacement dwellings and rural buildings in the Green Belt
Strategy for sites in Green Belt local authority areas
Prior Approval
Some permitted development rights require a prior approval application before work can begin, so the council can assess specific matters such as design, transport or flooding. I prepare and manage these applications through to decision.
Determining whether your PD right requires prior approval
Preparing and submitting the prior approval application
Larger householder extensions and office, retail, Agricultural to residential and other change of use conversions and other change of use classes
Negotiating with the council on the matters it's assessing
Certificates of Lawful Development
Existing use, proposed use, and permitted development
Permitted development rights allow certain works and changes of use to go ahead without a full planning application. I advise on whether your proposal qualifies, and what conditions or limitations apply.
Eligibility checks against the relevant permitted development class
Householder extensions, outbuildings etc
A Certificate of Lawful Development provides formal, legally binding confirmation from the council that an existing use or building is lawful, or that a proposed development — including works carried out under permitted development rights — would not need planning permission.
Certificates of Lawful Existing Use or Development (CLEUD), for example under the 4-year and 10-year rules
Certificates of Lawful Proposed Use or Development (CLOPUD), including PD schemes
Advice on whether a certificate is the right route for your situation
Evidence gathering to support existing use or development certificates
Pre-Application Advice
Understanding the risks before you apply
Before committing time and cost to a full application, I can test the principle of development with the local planning authority and set out where the key risks and opportunities lie.
Review of site history, designations and adopted policy
Requesting and managing formal pre-application advice from the council
A clear, honest view on the prospects of success
Discharge of Planning Conditions
Getting a permission ready to implement
Most permissions are subject to conditions that must be discharged before or during development. I manage this process so your permission can be lawfully implemented without delay.
Reviewing conditions attached to your decision notice
Coordinating supporting technical information, with technical consultants, where needed
Submitting and following up discharge of condition applications
Planning Appeals
Written representations, hearings and inquiries
If an application has been refused, or the council fails to determine it on time, a planning appeal to the Planning Inspectorate may be the right next step. I advise on your prospects and represent you through the process.
Honest advice on whether an appeal is worth pursuing
Choice of appeal procedure — written representations, hearing or inquiry
Preparation of the Appeal Statement and supporting case
Representation throughout the appeal, including at hearings
Planning Enforcement
Resolving breaches before, or after, formal action
Where development has taken place without the correct consent, early advice matters. I work with councils to resolve matters directly, and represent clients who have received formal enforcement notices.
Advice on regularising unauthorised development
Negotiation with enforcement officers to avoid formal notices
Retrospective planning applications and certificates
Appeals against enforcement and breach of condition notices
Planning Policy & Plan-Making Representations
Influencing the policy your site sits within
Local Plans set the policy framework your site will be judged against for years to come. I make representations at consultation stages and monitor emerging plans on behalf of landowners and site promoters.
Representations at Local Plan consultation and examination stages
Monitoring emerging policy affecting a site or area
Advice on site promotion for allocation in a future Local Plan
How I Work
A straightforward process, whether it's a single conversation or a full application through to appeal.
Planning Appraisal & Strategy - I review the constraints and policy position and set out the best route forward.
Preparation & submission - I prepare the application or appeal case and manage submission to the council or Inspectorate.
Negotiation & decision - I liaise with officers through determination, working to secure the best outcome.
Get in Touch About Your Site
If you'd like to discuss a project, get in touch for an initial conversation — there's no obligation, and it's often the quickest way to understand where you stand.
Andrew Ransome MRTPI - Email: andrew@andrewransome.co.uk
Get in Touch
Email: andrew@andrewransome.co.uk
Tel: 020 7096 8045
London Office:
60 Tottenham Court Road
Fitzrovia
London
W1T 2EW
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Content on this website is provided for general information and educational purposes only and does not constitute formal planning, professional, or legal advice. Planning policies, legislation, and guidance are subject to change. Site-specific assessment by a qualified consultant is recommended before making development decisions.
Projects highlighted across this website represent professional work undertaken by Andrew Ransome throughout his career.