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Houses in Multiple Occupation (HMO)

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Houses in Multiple Occupation (HMO)

  • Katy Lycett

With house prices rising and the ongoing challenge of building enough homes to meet demand there are many people seeking alternative ways to live independently without having to fund a mortgage or rent for an entire property. It can also be a great way to make friends and socialise if you are moving to a new area for work or studying.

A House in Multiple Occupation (HMO) is the term given to a property which has:

  • At least 3 tenants live there, forming more than 1 household
  • You share toilet, bathroom or kitchen facilities with other tenants
There are further criteria for a ‘large’ HMO:

For clarity the following Use Classes help to distinguish between different households:

  • Class C3 is single dwelling occupied by a single family unit or household.
  • Class C4 is a small HMO shared by 3 to 6 unrelated people who share amenities.
  • Sui Generis covers a large HMO which is occupied by 7 or more unrelated people.

Use Classes – Change of use – Planning Portal

If you have a property and wish to explore operating an HMO there are a few key considerations to be aware of:

  1. Many HMO properties will also need a Licence in addition to any planning permission. They are two separate requirements. A Licence only lasts for a specified time (usually between 1 and 5 years) and for a specified number of occupants.
  2. Your local Council will be able to advise when a licence is required
  3. Planning permission is always required for a large HMO.
  4. For a small HMO planning permission might be required. It will depend on the local situation and if the location has an Article 4 Direction applied which removes the rights to operate an HMO without planning permission. Many Councils have applied an Article 4 Direction to control the number of HMO properties being created.

If you are looking to create an HMO and it requires planning permission there is usually dedicated guidance published by the relevant Council which sets out the relevant standards that need to be met. Topics that are likely to be covered include:

  • Room sizes bed and spaces per room.
  • Waste and recycling storage and collection arrangements.
  • Vehicle and cycle parking and manoeuvring.
  • Noise and amenity considerations.
  • Fire safety.
  • Provision of outdoor clothes drying areas.
  • Communal spaces for socialising.
  • Living conditions of the occupiers including access to daylight.

Critically Council’s will also monitor how many HMO properties are operating and will limit the number within a certain area. This is calculated to determine the concentration of HMO properties. An over-concentration can lead to the Council resisting further conversions as it can be considered to change the character of an area.

Councils will often publish live registers of active HMO properties on their websites so you are able to review the current active homes with an HMO Licence.

If planning permission is required and an application is submitted for determination the local community may raise queries about the future occupants and how it might impact them. It’s always a good idea to provide as much information as possible to alleviate these concerns and show that the intention is that the HMO will be well-run, well-maintained and managed by a considerate landlord.  Appointing a Planning Consultant can help this process run smoothly.

Case Study

Warner Planning successfully achieved planning permission from Derby City Council to convert and extend a former commercial property situated within Derby City Centre into a 45 room, House of Multiple Occupation (Sui Generis).

For more details click here St Peters Street, Derby – Warner Planning

Get in touch!

Warner Planning can provide initial guidance on creating an HMO property if you have a project you are considering. Please get in touch – we’d love to hear from you!

Images : Google Image Search

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: info@warnerplanning.co.uk

Recent Posts

Houses in Multiple Occupation (HMO)

With house prices rising and the ongoing challenge of building enough homes to meet demand there are many people seeking alternative ways to live independently without having to fund a mortgage or rent for an entire property. It can also be a great way to make friends and socialise if you are moving to a new area for work or studying.

How long does planning really take?

It’s one of the first questions clients ask us, and the answer is rarely as simple as 8 weeks, which we know isn’t the answer that you want to hear!

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Industry Knowledge News Planning Advice

How long does planning really take?

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How long does planning really take?

  • Tara Lewis

The honest answer is… it depends!

It’s one of the first questions clients ask us, and the answer is rarely as simple as 8 weeks, which we know isn’t the answer that you want to hear!

For a straightforward planning application, the statutory determination period is generally:

  • 8 weeks for most minor and householder applications;
  • 13 weeks for major applications; and
  • 16 weeks where an Environmental Impact Assessment is required.

However, these timescales relate to the determination of the application, not the entire planning process.

In reality, the overall timeframe can be considerably longer…

Stage 1 (if recommended): Pre-Application (2-8+ weeks) 

Before submitting an application, it can be worthwhile to seek pre-application advice from the Local Planning Authority (LPA), providing you with an opportunity to understand how the Council is likely to view your proposal before committing to a full application.

The timeframe varies significantly between Councils and depending on the complexity of the proposal. For example, a simple project may be relatively quick, whereas a larger or more complex development, it can take several months.

Whilst this does add some time onto the planning process, our advice is to not underestimate this stage, as a little more work before submission can sometimes save a lot of time in the long run!

Stage 2: Preparing the application (2–12+ weeks)

This is often the part of the process that some clients don’t always see.

A planning application isn’t just a form and a set of drawings. Depending on the proposal, it may require input from architects, highways specialists, ecologists, arboriculturalists, flood risk experts, landscape professionals, heritage specialists and other technical experts.

The amount of information required will depend on the scale, location and nature of the development.

This stage can therefore take anywhere from a couple of weeks to several months.

Stage 3: Submission and validation (around 1–4 weeks)

Once the application is submitted, the LPA will check that the necessary information has been provided. This is known as validation.

As with the Pre-Application process, the validation timeframe varies significantly between Councils!

If everything is in order, the application will be validated, and the determination period will begin. Alternatively, if information is missing, the Council may request further documents before validating the application.

This is one reason why getting the submission right the first time can make a real difference!

Stage 4: Consultation and determination (8–16 weeks) 

Once validated, the application enters the formal determination process.

The Council may consult upon the following:

  • Local residents;
  • Parish or town councils;
  • Highways authorities;
  • Environmental bodies;
  • Heritage consultees;
  • Drainage authorities; and
  • Other relevant statutory consultees.

The planning officer will then assess the proposal against relevant planning policies and other material considerations.

For many applications, this is where the statutory 8-week or 13-week period applies, however that doesn’t necessarily mean you’ll receive a decision exactly on the final day. Many applications can take longer where there are outstanding issues, objections, amended plans or negotiations with the Council.

Stage 5: Amendments and negotiations: potentially several weeks or months

This is one of the biggest reasons planning applications can take longer than expected, as the Council may identify concerns with the proposal.

That doesn’t necessarily mean the application is going to be refused. Often, there is an opportunity to amend the scheme or provide additional information to address those concerns.

For example, this could involve:

  • Reducing the scale of a development;
  • Changing the design;
  • Altering access or parking arrangements;
  • Providing additional landscaping;
  • Addressing ecological concerns; or
  • Revising plans following neighbour comments.

These discussions can improve the prospects of achieving permission, but they can also extend the overall programme.

Stage 6: The decision isn’t always the end

Even once planning permission has been granted, there may still be work to do.

A permission may be subject to planning conditions which need to be discharged before development can commence or before particular works can take place.

There may also be:

  • Section 106 agreements
  • Biodiversity Net Gain requirements
  • Community Infrastructure Levy requirements
  • Building Regulations
  • Other technical approvals

For some developments, this post-permission stage can take several more weeks or months.

Further to the above, further delays may be caused when an application is called in to Planning Committee, as there can be an additional wait for the next available committee meeting. If an application misses the agenda deadline, this can push the decision back by several weeks.

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: info@warnerplanning.co.uk

Recent Posts

What actually is the Grey Belt?

Since its formal introduction into the National Planning Policy Framework (NPPF), all everyone seems to be talking about is Grey Belt. So we though we would provide a bit of a breakdown to assist with what actually is the Grey Belt.

Roald Dahl Day!

To celebrate Roald Dahl Day we wondered what sort of planning permission would be needed for some of the places that Roald created in his books?

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Industry Knowledge News Planning Advice

AI and Planning: The Future of Applications?

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AI and Planning: The Future of Applications?

  • Billy Lloyd

Artificial Intelligence seems to be taking over every aspect of life at present, with professional conversations in planning being no exception.

In terms of the potential impact on planning applications, the opportunity is significant and vast. AI has the potential to help all parties within the planning system to deal with large volumes of information more efficiently, identify relevant policy and constraints earlier, and make the application process easier to navigate.

Some examples of how AI could be used to assist in planning:

  • Review planning policy and identify relevant requirements for validation at an early stage.
  • Analyse application documents and highlight missing or inconsistent information.
  • Summarise lengthy technical reports and consultation responses.
  • Help planning teams identify recurring issues and patterns across applications.
  • Make planning information more accessible to applicants and communities.
  • Reduce the administrative burden that can slow down decision-making.

But there is an important distinction to make, as planning is not simply a data-processing exercise, but good planning requires professional judgement. It involves balancing policy, design, technical evidence, local circumstances, environmental considerations, community interests and needs of all the parties. Those decisions can have consequences for places and communities for decades, so data alone cannot be relied upon.

That means the most valuable role for AI is about augmenting professional judgement.

If AI can reduce the time spent searching documents, processing information and carrying out repetitive administrative tasks, planners can spend more time on the things that require human expertise, such as understanding places, negotiating better schemes, engaging with communities and exercising sound planning judgement.

There are, of course, important questions around accuracy, transparency, accountability and data quality. AI outputs need to be treated as evidence to interrogate, rather than answers to accept unquestioningly. Used well, however, AI could help create a planning system that is faster and more accessible without sacrificing the quality of decision-making.

How is AI already being used in Planning?

In June 2026, the UK government announced plans to start using an AI prototype to help officers determine Householder applications in half the time, shortening the process from the current 8 weeks to only 4 weeks. It is currently being trialled at Barnet, Camden and Dorset councils where applications are triaged, summarised and planning officers given an initial assessment of the proposals that they can consider when making their decision.  This illustrates how AI can be used effectively without taking away the professional judgement of the case officer. 

A second AI tool called Extract is also now being used by all councils across England to help planning officers convert decades-old planning documents and maps into usable data in minutes. 

The hope is that by freeing up thousands of hours of time, planning officers will be able to focus on decision making which will speed up housebuilding across the country as well as improving reliability, reducing costs and saving time for councils and developers.

AI tool to slash planning decision times as government accelerates push to build 1.5 million homes – GOV.UK

Extract – Tools – AI Knowledge Hub

Extract: Using AI to unlock historic planning data  – MHCLG Digital

Extract identifying Ground Control Points to georeference the old map. Image created using OpenStreetMaps. (Source mhclgdigital.blog.gov.uk)

There is no question that AI will play a role in planning applications, but where we should draw the line between automation and professional judgement to ensure we keep the human element to the decision making process?

Where do you think AI could make the biggest difference in the planning application process?

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: info@warnerplanning.co.uk

Recent Posts

Back British Farming – A spotlight on Agricultural Planning Applications

At a time when the difficulties facing British Farming are very much in the spotlight, here at Warner Planning we help farmers and landowners navigate a range of rural planning opportunities, such as new or replacement agricultural buildings, farm diversification, barn conversions, renewable energy and rural tourism.

Planning Myth “You Cannot Develop on the Green Belt”

A long standing planning myth is that once an area is designated as Green Belt, that it cannot then be developed and whilst there may be more restrictions on what can be done, there are still opportunities for certain sites in the Green Belt.

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News Team News

Roald Dahl Day!

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Roald Dahl Day!

  • Katy Lycett

Roald Dahl was born in 1916 in Cardiff to Norwegian parents and grew-up mostly in England serving in the Royal Air Force during the Second World War. His childhood education shaped his later work as an author with school day pranks and mischievousness with friends becoming parts of later stories such as the infamous water jug scene in Matilda! 

Many of us will have escaped into magical worlds through Roald’s stories with adventures with tales of unexpected lands and unusual characters. A poll in the office at Warner Planning put Matilda firmly at the top of the list for the favourite book with The BFG and The Twits followed closely behind.  

www.bbc.co.uk/newsround/37347250

Roald went on to achieve tremendous success with his vast collection of stories selling over 300 million books. His creative storytelling captured the imagination of children and adults alike and also spurred a number of very successful films and theatre productions reaching an even wider audience.  

With technology and devices becoming such a key part of children’s learning it’s really good to remember the benefits that reading can bring from improving cognitive and language development and literacy. Reading is also a great way to expand learning and imagination for all ages. 

Jan Baldwin/The Roald Dahl Museum

Roald Dahl has created stories based on some of his own experiences as a child and a young adult sprinkled with his unique way of capturing the imagination of the reader. Many of his characters were brave, plucky children using their wits against grown-ups for the greater good. Some important life lessons mixed in with adventures is a perfect recipe for a good book! 

What would be your favourite Roald Dahl story? Maybe you like Matilda the best? Or prefers something scarier like The Witches? Or something delicious like Charlie and the Chocolate Factory? 

We wondered what sort of planning permission would be needed for some of the places that Roald created in his books?

Would James’ Giant Peach need a 28-day notification?! Would Willy Wonka need retrospective permission for the Great Glass Elevator? Would Mr Fox get a visit from enforcement for his underground tunnels? Would the BFG’s giant countryside home get permission in the green belt?

Roald Dahl has had such a profound on children and their learning through literacy his legacy definitely is worth celebrating.  

Maybe get lost in a book this week and see where you imagination takes you?  

Further reading

https://www.roalddahlmuseum.org/ 

What Are The Benefits Of Reading? | National Literacy Trust 

The benefits of reading | BookTrust 

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: info@warnerplanning.co.uk

Recent Posts

Back to School? A lesson in S106 Agreements!

Planning applications might not be the first thing you relate to schools, but they are strongly linked, particularly with residential development where families with children might be moving into a new area. As part of the planning process developers and applicants are often required to make financial contributions towards various services, infrastructure and facilities.

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Industry Knowledge News Planning Advice

Back British Farming – A spotlight on Agricultural Planning Applications

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Back British Farming – A spotlight on Agricultural Planning Applications

  • Beth Higgs

Back British Farming Day is celebrated on the 10th of September every year and celebrates the vital role farmers play in supporting our countryside, communities and economy.

At a time when the difficulties facing British Farming are very much in the spotlight, here at Warner Planning we help farmers and landowners navigate a range of rural planning opportunities, such as new or replacement agricultural buildings, farm diversification, barn conversions, renewable energy and rural tourism.

Whilst we have many examples of how planning can support rural businesses, here’s a few recent examples of rural projects Warner Planning has been successful in securing permission for.

Diversification - Aldenham Estate

Aldenham Estate – Warner Planning

Warner Planning successfully obtained full planning permission for this former farmstead in rural Hertfordshire, to demolish some of the existing buildings on site and erect a new office hub as well as extending and altering an exiting building to convert it into an office space, café and function room.

We have since been appointed to submit the discharge of conditions applications for the site. 

Leisure - Home Farm Yoga Tent

Home Farm Yoga Tent, Elstree, Hertfordshire

Home Farm Yoga Tent – Warner Planning

Warner Planning originally obtained permission for the erection of a Yoga Tent for a temporary period of two years at a Glamping site situated within the Green Belt in rural Hertfordshire.

This was followed by a new successful submission for an additional period of 5 years. 

Barn Conversions - Hartlebury Manor Stables

Hartlebury Manor Stables – Warner Planning

Warner Planning successfully achieved permission for the conversion of the the existing disused barns situated within the Green Belt in Worcestershire into three residential dwellings with associated outbuildings, parking and landscaping.

Barn and Silo Conversion - Saunderton Lee

Barn and Silo – Saunderton Lee – Warner Planning

Warner Planning successfully submitted a planning application to Buckinghamshire Council for the conversion of a former agricultural barn and silo situated within the Green Belt and create 3 x 4-bed houses.

Replacement Barn - Marsh Hill Farm

Warner Planning successfully achieved permission for the construction of a replacement commercial barn with associated parking, EV charging points and cycle store on the site of a former barn which had previously been lost to a fire.

Marsh Hill Farm Buckinghamshire – Warner Planning

Barn Extension and Diversification - Buckinghamshire

Warner Planning successfully achieved permission for change of use and an extension to an existing agricultural building on a farm in Buckinghamshire to allow for B2 use class and diversification of the activities on the farm. 

Get in touch!

Every rural site is unique, and early planning advice can help identify opportunities and overcome potential planning challenges. Please do get in touch if you need our help!

Header photo: Back British Farming Day – NFUonline

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: info@warnerplanning.co.uk

Recent Posts

Bedford Borough Call for Sites 2026

The preparation of the new “Bedford Borough Local Plan 2050” is now underway. The new plan will establish a long-term vision for the Borough, identifying where new homes, employment opportunities, infrastructure and green spaces will be delivered over the next 25 years.

World Population Day 2026

Planning is at the forefront of increasing population growth with placemaking and place-shaping through strategic planning decisions which must carefully balance existing and future needs and resources.

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Industry Knowledge News

The Most Fascinating Finds Made During Planning Applications

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The Most Fascinating Finds Made During Planning Applications

  • Beth Higgs

When people think about planning applications, they often think of drawings, policies and consultations. However, planning can also play a crucial role in uncovering and protecting Britain's hidden heritage.

Before many developments can proceed, archaeological assessments may be required to establish whether a site contains remains of historical significance. Over the years, this process has led to the discovery of extraordinary archaeological finds that have transformed our understanding of Britain's past.

How Planning Helps Discover History

The planning system requires local planning authorities to consider the impact of development on heritage assets, including archaeological remains.
Where a site has archaeological potential, applicants may be required to undertake:
• Desk-based assessments
• Geophysical surveys
• Trial trenching
• Archaeological excavations
While these investigations can sometimes be viewed as an additional step in the planning process, they regularly uncover evidence of past communities that would otherwise remain hidden forever.

Remarkable Discoveries Made Through Development

Anglo-Saxon Cemetery Found Before Housing Development
Ahead of residential development projects across England, archaeologists have uncovered previously unknown Anglo-Saxon burial grounds containing jewellery, weapons and personal possessions. These discoveries have provided valuable insights into how communities lived and commemorated their dead more than 1,500 years ago.

Roman Settlements Beneath Modern Fields
Numerous housing and commercial developments have revealed extensive Roman settlements, villas and road networks. In some cases, entire communities complete with workshops, homes and burial grounds have been identified during pre-construction investigations.

These discoveries help historians better understand the spread of Roman Britain and how people lived outside major towns.

Major Discoveries During HS2
The archaeological work undertaken in advance of the construction of HS2 has uncovered thousands of archaeological features spanning more than 6,000 years of history.
Finds have included:
• Prehistoric ceremonial monuments
• Roman settlements
• Medieval villages
• Ancient burial sites
• Evidence of early industrial activity
Many of these discoveries would likely never have been investigated without the development project.

One of the world's oldest railway roundhouses uncovered during the HS2 development

Medieval Villages Lost to Time
Planning-led excavations have revealed entire medieval settlements that disappeared centuries ago. Archaeologists have uncovered house foundations, streets, workshops and everyday objects, helping to recreate how people lived in medieval Britain.

Archaeological Discoveries Uncovered Through Development in Milton Keynes and Buckinghamshire

One of the best recent examples occurred in Olney, where archaeological investigations undertaken ahead of a proposed supermarket development uncovered a remarkably well-preserved Roman mosaic. Archaeologists also found evidence of a Roman villa, bath house and associated structures. Following the discovery, the development proposals were amended to help protect the remains.

MK Citizen: Developers unearth 'intricate' Roman mosaic at proposed Aldi site in Milton Keynes

Recent archaeological work associated with the expansion of Milton Keynes East has revealed extensive Iron Age and early Roman settlement activity, adding to the growing picture of how the area was occupied long before the New Town existed. These discoveries have been showcased through local archaeology events organised by the City Council.

Borderarchaeology.com

Balancing Development and Heritage

A common misconception is that archaeology prevents development from taking place. In reality, the planning system aims to balance the need for growth with the protection and recording of heritage assets.

Most archaeological discoveries do not stop development. Instead, they are carefully investigated, recorded and preserved where appropriate before construction continues.

This approach ensures that important historical information is not lost while still allowing new homes, infrastructure and employment opportunities to be delivered.

Conclusion

Every planning application has the potential to uncover a forgotten chapter of Britain’s history. From Roman settlements and Anglo-Saxon cemeteries to medieval villages and prehistoric monuments, some of our most fascinating archaeological discoveries have come about because development prompted archaeologists to investigate what lay beneath the surface.

The next time you see a housing development or major infrastructure project being built, it is worth remembering that the planning process may have already helped uncover centuries, or even millennia, of hidden history beneath the ground.

One of the best-preserved gardens ever discovered in this country was found during HS2 development excavations in Warwickshire

Further reading:

Archaeology – HS2 What we’ve found 

Eastern and Western Expansion, Milton Keynes — Border Archaeology

MK Archaeology Day 

Planning and Archaeology – Historic England Advice Note 17 | Historic England

Archaeology in the planning process | Wessex Archaeology

Stonehenge and planning archaeology in England – Scribe in the House of Life: Hannah Pethen Ph.D.

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: info@warnerplanning.co.uk

Recent Posts

What does and doesn’t count as an Annexe?

With property prices, care home costs and private renting all leading to many people struggling to afford the accommodation that they need there are families seeking a route which might be a solution. Annexes can be a great way to allow extended family members to live together, and this is popular for inter-generational living of all ages.

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World Population Day 2026

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World Population Day 2026

  • Katy Lycett

This year World Population Day is celebrated across the world on the 11th of July. This history of this special event stems from a United Nations Development Programme from 1989.
The key focus is to shine a light on key issues including sustainable development, gender equality, youth empowerment, reproductive health and education

The current levels of population continue to rise with a figure of 7 billion being reached in 2011 and projections citing a figure of 9 million by 2037. There are many factors leading to this increase not limited to:

  • Increase in life-expectancy through improved living conditions and healthcare.
  • Inaccessibility to reproductive education.
  • International migration.
  • Economic stability driving improved welfare standards and population growth.

To support the increasing population growth there needs to be a correlating increase in homes, infrastructure, services, provisions and employment to sustain these growing communities.

Planning is at the forefront of this with placemaking and place-shaping through strategic planning decisions which must carefully balance existing and future needs and resources.

Applications must consider additional demands on resources in addition to the benefits they bring. Local Planning Authorities will determine how any proposal will meet the ongoing needs of each community and in some instances, contributions will be sought to support additional demands. These can include amongst others sums payable towards education provision, highway improvements, healthcare, libraries, sports and leisure facilities and affordable housing. 

Spatial planning teams with local Councils will map out future development requirements for housing, employment and infrastructure. Targets are set for sufficient land to supply the calculated need for homes to ensure that there is a sufficient supply over a specified period (Five-Year Housing Land Supply). For Councils who are under-performing on their housing performance this can impact the way in which they receive applications so it can be a factor in the outcome

Housing Supply and Delivery.

https://worldpopulationclock.net/

As populations increase there is also awareness of environmental considerations and how carbon emissions must be reduced and construction must include technologies for energy efficiency.

Conclusion

As World Population Day highlights the increase in population over time and the socio-economic factors which influence this it is important to connect that planning and plan-making supports the ongoing need for careful management of resources, protection of the environment and future-proofing demands for people to live, study, work and enjoy happy, healthy lives in their communities.

If you have a project that you are considering please talk to us!

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: info@warnerplanning.co.uk

Recent Posts

What are the benefits of a Pre-Application in 2026?

You might be wondering whether you should first submit a Pre-Application or to go straight in to the Council with a full Planning Application. Katy has been breaking down the benefits of a Pre-Application to help you decide.

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News Planning Advice

Do I have to discharge my planning conditions?

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Do I have to discharge my planning conditions?

  • Tara Lewis

Why does discharging your planning conditions matter?

For many people, obtaining planning permission is often viewed as the final hurdle in the planning process. However, many permissions are granted subject to conditions which require further details to be submitted to and approved by the Local Planning Authority (LPA) before development can commence, continue, or be occupied.

These conditions form part of the planning permission and should not be overlooked, as failing to discharge them can lead to delays, additional costs, and in some cases, enforcement action.

What are Planning Conditions?

Planning conditions are requirements attached to a planning permission by the Local Planning Authority (LPA). They are designed to ensure that a development proceeds in an acceptable manner and to mitigate any potential impacts on the surrounding area.
Conditions can cover a wide range of matters, including:

  • Approval of external materials
  • Landscaping schemes
  • Ecological mitigation measures
  • Drainage strategies
  • Construction management plans
  • Contaminated land investigations
  • Highway and access improvements
  • Noise mitigation measures

Each condition wording includes a “trigger”, which means that they must be addressed by a certain point. These triggers may be before development starts, while others apply during construction or before occupation of the completed development. They are also conditions known as “compliance” conditions, which means that the details contained within the condition must be complied with as part of the development, but that no further information is required to be submitted and approved.

So why is discharging these conditions so important?

Ensuring development remains lawful

Planning conditions are imposed to ensure that a development is carried out in an acceptable manner and that any impacts on the surrounding area are appropriately mitigated.

As already referenced, many permissions contain “pre-commencement” conditions, which require approval before any works begin on site. Commencing development without first discharging these conditions can place a scheme in breach of its planning permission and create unnecessary complications later in the project.

Avoiding delays and additional costs

Condition discharge is often critical to maintaining project timelines. Matters such as drainage strategies, landscaping details, ecological mitigation measures, materials, and construction management plans frequently require approval before key stages of development can proceed.

Leaving these submissions until the last minute can result in avoidable delays, particularly where additional information is requested by the LPA. Early consideration of planning conditions can help keep projects moving and avoid costly interruptions to construction programmes.

Protecting future property transactions

Undischarged planning conditions can also become an issue when a property is sold, refinanced, or transferred.

Solicitors acting on behalf of purchasers and lenders will routinely review planning permissions and may request evidence that all relevant conditions have been discharged. Where approvals are missing, transactions can be delayed while compliance is demonstrated or retrospective applications are submitted.

Reducing the risk of enforcement action

Local Planning Authorities have powers to investigate breaches of planning control where developments have not complied with the terms of their permission.

While every case is assessed on its own merits, failure to comply with planning conditions can result in enforcement action, requests for remedial works, or requirements to regularise the position through further applications. These situations can often be avoided through effective management of planning conditions from the outset.

What is the best practice for applicants?

To avoid complications, applicants should:

  • Review all planning conditions immediately upon receiving consent;
  • Identify which conditions require action before commencement;
  • Prepare a condition discharge schedule;
  • Engage consultants early where specialist reports are needed;
  • Allow sufficient time for Local Planning Authority review;
  • Keep clear records of all submissions and approvals; and
  • Ensure formal written approval is received before proceeding where required.

Early planning and effective project management can significantly reduce the risk of delays and compliance issues.

Conclusion

Planning permission is not always the end of the planning process. The discharge of planning conditions is an important step in ensuring that development remains compliant, progresses smoothly, and avoids unnecessary legal or financial complications. By dealing with conditions early and proactively, applicants can protect project timelines, reduce risk, and provide certainty for all parties involved in the development.

If you need assistance in reviewing and discharging planning conditions Warner Planning has a strong track record in supporting a range of clients with their conditions. 

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: info@warnerplanning.co.uk

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What is the new appeals process in 2026?

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What is the new appeals process in 2026?

  • Billy Lloyd

As you may be aware, there has been some changes to the Planning Appeal process which have recently taken effect, so we thought it would be helpful to provide a bit of a breakdown on what has changed.

The intention of the changes is to streamline the appeals process, reduce delays and encourage more complete submissions at the application stage. We note that the changes take effect from the 1st April 2026, and is only relevant to applications submitted after this date. Applications submitted before this date will be dealt with via the previous system.

So what are the changes on the new system?

  • No new evidence – Inspectors will rely on what the LPA determined the application on, unless there is an exceptional change of circumstance, in which case the appeal will be transferred to Part 2, which is more akin to the current system. 
  • Written Representations will now be the default, with other avenues at the Inspectors discretion and to become less common.
  • Third Party restrictions – They will also not be able to submit new information, so the initial comments as part of the application will be relied upon.
  • Final Comments – Will be removed as part of the process moving forward.
  • Online – Whilst we do submit all our appeals online already, the emphasis will be on this mechanism for appeal submission.  
  • Any use of AI in documents will need to be declared.

In terms of what the typical process will look like, the appeal will be submitted and one week from the issuing of the Start Letter, the LPA will send their Questionnaire and Application Docs to the Planning Inspectorate, with an Inspector than allocated who will undertake a site visit and look to issue a decision

What do the Planning Inspectorate expect to form part of an appeal submission?

  • Appeal Form (Opportunity to explain reasons for disagreeing with the Decision)
  • Application Form
  • Decision Notice
  • Environmental Statement (if required)
  • Planning Obligation (if required)
  • All documents submitted to the LPA at point of submission.
  • List of documents submitted throughout the application.

So, what does this mean? Effectively we are needing to front load any information to make a more comprehensive application, so that if an appeal is required all of the information is available to the Inspector when they make a decision. But what is key is that all parties including the Council are working collaboratively and proactively.

Get in touch!

If you have any queries or would like to discuss how this could impact on your site and interests, please do not hesitate to get in contact with Warner Planning, where we would be more than happy to advise.  

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: info@warnerplanning.co.uk

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The Summer Solstice and the Planning of Milton Keynes

Photo by Gill Prince
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The Summer Solstice and the Planning of Milton Keynes

  • Katy Lycett

What is the summer solstice and why is it important for Milton Keynes?

Although Warner Planning happily covers projects up and down the UK, our office is based in Milton Keynes with several of the team calling the city their home.

Photo by Gill Prince
Aside from the usual quips about Liz Leyh’s concrete cows, the Starship delivery robots, Bletchley Park and all the roundabouts, Milton Keynes also has a host of other interesting features that you might not know about! But what does this have to do with the Summer Solstice?

The Summer Solstice is defined as… (and here comes the science bit!):  

‘…the day when one hemisphere experiences its longest period of daylight and the Sun reaches its highest point in the sky. It happens twice yearly, once in each hemisphere  (Northern and Southern). The summer solstice is the day with the longest period of daylight and shortest night of the year in that hemisphere, when the sun is at its highest position in the sky. At either pole there is continuous daylight at the time of its summer solstice. The opposite event is the winter solstice.’ (wikipedia.org)

Back in the late 1960’s when Milton Keynes was created from the minds of key bright young things including the respected designer Derek Walker (‘the father’), the creation of a new town as overspill for London was a vision delivered through the Milton Keynes Development Corporation. Part of this vision was to create a radical approach to the creation of a new town as a ‘showpiece’ with some of the countries most acclaimed building and landscape architects being involved.

Retro Map of Milton Keynes - Dreamstime.com

Milton Keynes was designed with the characteristic grid system inspired by Corbusian principles – much criticised by many outside of Milton Keynes but for the residents it’s a great way to get from A to B without too much delay. The city centre is flanked by towns of Bletchley, Stony Stratford, Wolverton and Newport Pagnell nestled with original villages across the area adding contrast, variety and a rich history and landscape which weaves together to make Milton Keynes so special. Parks, green spaces, public artwork and trees (millions of them!) were all integrated into the layout to create high-quality communities and improved standards of living for many of those moving out of London for a better life.

Anyway back to the Solstice…

Campbell Park in Central Milton Keynes is a magnificent (Grade II Listed Landscape) public open space dotted with art installations (thirteen in total!), water features, wildflower meadows, undulating landforms and an amphitheatre, cricket pitch and sometimes grazing sheep! A landmark feature of Campbell Park is the high point of the park with visitors enjoying the breathtaking views and an excellent spot for frisbee!

The Beacon or ‘Light Pyramid’ (Liliane Lijn 2012) was installed at the highest point to replace the original basket beacon after it was struck by lightning in 2002. The Beacon is still lit today for very special occasions to celebrate local and national events.

Source google images
Light Pyramid at Campbell Park - Photo by Ted and Jen

Here comes the important link… When Milton Keynes was created the Summer Solstice was integrated into the design specifically so that the sun shone straight down the aptly named Midsummer Boulevard, through the city centre, on Midsummer’s morning as the sun rises. You can create a straight line from the Light Pyramid in Campbell Park, right through the MK Rose, over the bridge and all the way down Midsummer Boulevard to the train station. This careful approach to design began at the outset of Milton Keynes being created with Derek Walker consulting with the Greenwich Observatory Walker for accuracy!

Photo by Tony Nicholls via Atlas Obscura
Each year many visitors set their alarms early to catch a glimpse of this celestial phenomenon – the summer solstice is often celebrated amongst cultures internationally at key landmarks including Stonehenge and Tor’s further west in Devon and Cornwall. Further afield in Newgrange, County Meath and beyond in Chichen Itza in Mexico celebrations also take place to mark this special day. If you are feeling particularly adventurous you could head to Alaska to play a Midnight Sun Game – baseball without artificial lights!
Back closer to home though, Milton Keynes might not be the first place you think of to enjoy the solstice sunrise but we think it should be on the list for places to enjoy and visit! If you are visiting do pop by – we’d love to see you! Enjoy the photos (not ours) of the solstice in Milton Keynes – we think you will agree they are pretty special!

On Sunday June 21st 2026 the popular Midsummer Festival returns again to Milton Keynes with lots of free activities for all the family.

Popular free Midsummer Festival returns this summer | Milton Keynes City Council

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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: info@warnerplanning.co.uk

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