A planning consultant is an MRTPI-chartered professional who advises clients on the planning merits of development proposals, prepares and submits planning applications, manages the application process through the local planning authority, and represents clients at planning appeals. Unlike architects who focus on building design, planning consultants specialise in planning policy, the planning system, and the strategic and political aspects of obtaining planning permission. They are particularly valuable for complex, sensitive or contested applications where policy arguments, planning history and negotiation with officers are critical to the outcome.
What they do
- Assess planning policy context and development prospects
- Advise on pre-application strategy and engage with planning officers
- Prepare and submit planning applications and supporting documents
- Negotiate with planning officers on conditions and objections
- Represent clients at planning committee hearings
- Prepare and submit planning appeal statements
- Respond to enforcement notices and stop notices
- Provide expert witness evidence at planning inquiries
When you need one
A planning consultant adds most value when a proposal is complex, in a sensitive location, or where there is a risk of refusal. For straightforward householder applications, an architect can usually manage the planning process.
Typical costs (UK, 2025)
| Service | Typical cost |
|---|---|
| Pre-application advice and assessment | £500 - £1,500 |
| Full planning application management | £1,500 - £8,000+ |
| Planning appeal (written representations) | £2,000 - £6,000 |
| Planning appeal (hearing) | £3,000 - £10,000+ |
| Planning appeal (inquiry) | £5,000 - £20,000+ |
| Hourly rate | £80 - £160 / hr |
London and South East rates are typically 20-30% higher. Inquiry costs can escalate significantly with expert witnesses and barristers. Get a fixed-fee or capped estimate where possible.
Qualifications to look for
The primary qualification for planning consultants. Requires a recognised planning degree, two years of assessed professional experience and a professional competence test. Only MRTPI members are entitled to use the designation Chartered Town Planner. Check membership at rtpi.org.uk.
The academic foundation for MRTPI membership. MSc planning programmes at accredited universities are the most common route. Many planning consultants also hold degrees in geography, law or architecture before postgraduate planning study.
How to find a reputable planning consultant
Frequently asked questions
Do I need a planning consultant for a house extension?
Usually not - most householder planning applications are straightforward enough for an architect or architectural technologist to handle. A planning consultant adds value for complex sites, sensitive areas (Green Belt, conservation areas, listed buildings) and where there is a risk of refusal. For anything involving a planning appeal, enforcement notice or complex planning policy argument, a qualified MRTPI consultant is strongly recommended.
What is the difference between planning permission and building regulations?
Planning permission deals with land use, appearance, design and impact on the environment and neighbours - it is granted by the local planning authority. Building regulations ensure the construction is structurally sound, energy efficient and safe - they are administered by Building Control. Both are typically needed for significant building work. Planning permission does not mean the building meets Building Regulations, and vice versa.
What is permitted development?
A right to carry out certain types of development without needing a planning application - granted by the General Permitted Development Order. Extensions, loft conversions and outbuildings below certain size thresholds are often permitted development for houses. Rights can be removed by Article 4 directions in conservation areas, or by conditions on existing planning permissions. A planning consultant can advise on whether permitted development rights apply to your project.