Category: Planning Advice
No one wants an appeal, but sometimes it’s unavoidable. If planning has failed, we’d love to represent you in your appeal.
If your planning application has been refused by the Local Authority you have the right to appeal this decision with the Planning Inspectorate. There are specific timescales in which this appeal needs to be submitted depending on the type of application.
How can Warner Planning help me with my appeal?
Having a planning consultant involved at this stage will give you much higher chances of a successful appeal. Our team at Warner Planning has the knowledge, experience and ethos to quickly focus on the facts, assess if you have grounds for an appeal and provide your case with the best possible prospects.
Our approach to appeals is tenacious and our innovative thinking has brought many appeals to a successful conclusion, when at first they may have seemed to be lost causes.
Having a consultant involved in your appeal, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.
Contact us to discuss your needs and let’s see if we can help you.
How to get in touch…
You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.
T: 01908 592580 E: [email protected]
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Protected: What are Material Planning Considerations in 2025?
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Introduction to Warner Planning
Welcome to the Warner Planning site.
In February 2024 a new law was implemented in England which makes it a requirement for all new road and housing developments to achieve a 10% net gain in biodiversity or habitat.
This law will ensure that much needed housing can be provided in England, but it will not come at a cost to our green space, as habitats for wildlife must be left in a measurably better state that they were prior to development.
Biodiversity is measured in standardised units depending on size, quality, location and type and should be measured by an ecologist who can measure the existing biodiversity value and advise on suitable measures to create or enhance biodiversity.
The Statutory Biodiversity Metric Tool must be used to calculate the required number of biodiversity units required to achieve BNG.
Does this affect me?
Yes, if you are a developer of small sites or major developments, or for nationally significant infrastructure projects from late November 2025. You will also need to know the new rules if you are a Local Planning Authority or a Land Manager looking to sell in the BNG market.
Your development should try to avoid loss of habitats, and the 10% Biodiversity Net Gain can be achieved either on-site or off-site buy purchasing statutory biodiversity credits.
What developments are exempt from BNG?
- Planning applications made before the 12th of February 2024.
- Variations to existing planning permissions.
- Development that does not impact a priority habitat and impacts less than 25 square metres (5m x 5m) of on-site habitat or 5 meters of on-site linear habitats such as hedgerows.
- Self-Build and Custom build applications where the LPA are satisfied that the final occupiers have had primary input into the final design and layout and the development is exclusively self-build or custom build dwellings, is of no more than 9 dwellings and on a site no larger than 0.5 hectares.
- Householder applications are exempt due to the expected low impact on biodiversity.
How can I achieve Biodiversity Net Gain on my project?
Biodiversity Net Gain can be achieved through onsite biodiversity gains, registered offsite biodiversity gains or by purchasing statutory biodiversity credits.
What do I need to do when submitting a planning application?
Firstly, you will need to confirm if your development is exempt from BNG. If it is not exempt, information will need to be submitted with your planning application that details how you will meet the 10% BNG objective including how you propose to achieve enhancements on-site.
What happens after I have achieved planning permission?
Following the grant of planning permission a Biodiversity gain condition will need to be discharged, by completing a Biodiversity gain plan which will show how the development will achieve BNG. Until this has been approved, development cannot begin.
How to get in touch…
Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.
If you think you need support with your project, we’d be happy to help.
You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.
T: 01908 592580 E: [email protected]
Recent Posts
Warner Planning Litter Picking Challenge
The Warner Planning Team were proud to take part in our own Litter Picking challenge in the green space areas around our office in Broughton, Milton Keynes
Can I appeal a Planning Decision in 2025?
Having a Planning Consultant involved in your appeal gives you a much higher chance of success. Warner Planning have the knowledge, experience and ethos to assess if you have grounds for an appeal and provide your case with the best possible prospects.
What is Biodiversity Net Gain (BNG) ?
How do I know if it affects me and what do I need to do to achieve BNG on my project?
Some projects don’t require planning permission as they qualify under “Permitted Development Rights”.
These rights cover a wide range of works including building operations, extensions, demolition and certain changes of use and they can apply to both residential and non-residential properties.
How do I know whether my project qualifies as Permitted Development?
We often receive this question from our clients, and the answer depends on a number of factors, including the size and location of your project, as well as its overall appearance.
Within Permitted Development Rights there are still certain standards and criteria that need to be met such as the size, location and appearance of your project; as well as additional restrictions on Permitted Development in certain ‘designated areas’ such as Conservation Areas and Areas of Outstanding Natural Beauty.
We can help you gain a clearer understanding of which Permitted Development Rights may apply to your project, what is likely to be accepted under Permitted Development, or whether a prior approval certificate is required.
Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.
If you think you need support with your project, we’d be happy to help.
How to get in touch…
You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.
T: 01908 592580 E: [email protected]
Recent Posts
What are Permitted Development Rights in 2025?
How do I know if my project qualifies and how can Warner Planning help?
Six scenarios where a Planning Consultant can help you in 2025
Welcome to the Warner Planning site.
Trying to get planning permission for a project, whether it is residential or commercial, can be stressful. There are lots of moving parts and a variety of things that need to be considered before planning permission can be granted.
But, despite the complexities of the process itself, many people don’t fully understand when to get a Planning Consultant involved.
How do I know when I need a planning consultant?
We get asked this question a lot, and to be honest, there are a lot of different scenarios where a team like us would get involved with a project.
So today, we’d like to break some of those scenarios down for you.
Here are 6 different situations that would warrant the support of planning consultants like us…
1. You’ve been refused planning permission for a project (commercial or residential)
This is where we would come in to assess if you have grounds for an appeal, and if so, we can help you put the appeal together. Having a planning consultant involved at this stage will give you much higher chances of a successful appeal. You’ve got somebody in your corner who can cut to the chase and focus on the facts that will present your case in the strongest light.
2. You need somebody to review the development potential of a site
When you’ve got a project in mind, it’s important to get a planning consultant involved early to advise on the planning potential of your project. Having somebody who can analyse whether there are any specific constraints and opportunities is crucial at this stage. It will save you time, and potentially money.
A consultant will be able to recommend a course of action to steer your development through to decision. They will also be able to provide strategy options that could optimise the use of your site.
3. You need somebody to fact check or sense check a development proposal
As we’ve said, the world of planning is a complex one. There are so many moving parts and lots of policies to keep on top of. It can be difficult to keep up if you aren’t familiar with everything that needs to be considered.
Having a planning consultant to review your development proposal can be invaluable. With extensive knowledge of the do’s and don’ts, they will be able to confidently assess the viability of your project.
If there are challenges that will stand in your way, you want to know them at this stage and a planning consultant will be able to highlight them for you.
4. You need support with the production of Planning Justification or a Planning Statement
Having a planning consultant to help with your planning applications and statements can save you so much time! Planning Consultants are there to make your application efficient and cost-effective. We draw together all the key elements for your planning application to achieve the result you want.
With a strong understanding of local and national policies, legal frameworks and the planning system, having a consultant to help with this stage of your project significantly reduces the chances of error in your application.
5. You need help when presenting and attending consultations, appeals, public enquiries, and planning committee meetings
This is where a planning consultant could basically act on your behalf. Having your consultant with you during occasions such as planning committee meetings will drastically improve your ability to defend any challenges against your plans and it will allow you to present your project in the strongest possible light.
6. You have to negotiate and work with professionals such as developers, surveyors and architects.
If you have to negotiate with other parties as part of your project, a planning consultant is a brilliant aly to have in your corner. Again, with their knowledge of the planning infrastructure, they will know how to negotiate confidently whilst keeping your best interests at heart.
So, there you have it. 6 scenarios where having a planning consultant can really help.
In a nutshell, having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.
If any of the above scenarios sound familiar and you think you need support with your project, we’d be happy to help
How to get in touch…
You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.