An effective planning strategy is key for achieving strong commercial returns from commercial development. For commercial developers and landowners, the way schemes are optimised, planning risk is managed and planning permission grants are structured can all contribute to reducing risk and improving return on investment.
This guide explains how a planning consultant can help maximise commercial returns from development land, from early feasibility studies and consent strategy through to the process of gaining planning permission and managing risk.
Maximising Development Potential from the Outset
A planning consultant can add significant value before design work begins. Site opportunity reviews and early feasibility advice focuses on what a Local Planning Authority (LPA) is likely to support in principle, based on the relevant local development plan, the National Planning Policy Framework and other material considerations.
For development land, early appraisal work typically includes a review of planning history, policy designations, site constraints and surrounding uses. An experienced planning consultant is sensitive to commercial objectives and able to provide proactive advice on factors that will impact the likelihood of planning, such as densities or heights under local policy. Key refusal risks can also be assessed and early work done on mitigation strategies.
Where relevant, potential strategies for public consultation can be identified and worked up. A well-run public consultation can help build and demonstrate local support for a project when it reaches the planning stage. At Holland Lloyd, we specialise in helping commercial developers manage public consultations that demonstrate a depth of local support for a particular project, like the recent consultation project we undertook for The Galliard Apsley Partnership at a significant development in South Birmingham.
Unlocking Land Value
A long-term, fully considered development strategy is key to unlocking the value of your land. Making the right planning decisions at each stage of the development lifecycle is key to unlocking land value, and a planning consultant adds value by shaping those decisions with commercial outcomes in mind.
Site Appraisal and Concept Stage
Value is first influenced by how development potential is identified and tested. At this stage, a planning consultant assesses the planning status of the land, policy context, constraints and surrounding uses to determine what scale and type of development is realistically achievable. Factors such as planning history, whether your land is in the green belt and likelihood of neighbour objections will be covered at this stage.
Planning consultants add value at an early stage by helping to avoid under-developing a site or pursuing a concept that carries unnecessary planning risk.
Consent Strategy and Planning Route
A consent strategy is the planned approach to securing planning permission in a way that balances certainty, flexibility and commercial timing. This may involve deciding whether to pursue outline or full planning permission, whether to phase development, or how much detail to fix at an early stage.
Employing a planning consultant to develop a well-considered consent strategy can materially affect land value by managing risk, improving deliverability and aligning planning outcomes with your objectives.
Application Preparation and Determination
During the application stage, a planning consultant coordinates with your team to produce technical inputs, shape planning arguments and manage dialogue with the LPA. This helps reduce refusal risk, limit onerous conditions and ensure the permission granted supports the intended commercial use of the site.
Post-Consent Management and Delivery
Commercial objectives can be hampered after permission is granted if planning conditions are not actively managed and discharged or implementation is delayed. A planning consultant will help manage and track condition discharge, reserved matters approvals and lawful commencement to ensure your development is fully compliant with the terms of your commercial planning permission. Our guide to how long planning permission lasts for commercial development provides commercial developers with detailed information on the requirements for lawful commencement.
Completion, Exit and Future Flexibility
At completion, clear planning compliance and documentation support achieving commercial objectives. Where future changes or phased delivery are anticipated, a planning consultant can structure matters to help retain flexibility and safeguard longer-term commercial objectives.
Expert Planning Guidance
When seeking to retain a planning consultant for a commercial development, it’s important to look for relevant experience and expertise when choosing a consultant to work with.
As a skilled advisor, a planning consultant can act as a key member of your team for the duration of a project and maintain a clear and consistent approach to planning strategy. At Holland Lloyd, we’re proud of our track record of delivering high-profile commercial projects and consultation services, and the positive 5-star reviews we’ve garnered from clients when doing so.
“I contacted Holland Lloyd to help explore options on a piece of land. I spoke with Ben who was professional and knowledgeable. I have been very happy with the work completed from start to finish. He has been approachable and responds to emails in a timely manner and has always been happy to talk on the phone when I have asked. I will be recommending him to others.” – James Banks
How Holland Lloyd Can Help
Expert advice, strategy and project management delivered by an experienced planning consultant can mitigate refusal risk, protect deliverability and help commercial developers achieve their objectives for development land.
At Holland Lloyd, we are proud of our successful track record of advising on major urban regeneration projects, greenfield housing developments, minor housing developments and other commercial schemes nationwide. Whether you are assessing development land, seeking to prepare an outline application, dealing with reserved matters or preparing a full application, our commercial planning advice service can help you move forward and maximise the success of your commercial development.
FAQs
How do planning consultants add value to development land?
By identifying deliverable development potential, shaping consent strategy, assessing and strategising to mitigate planning risk and reducing avoidable delay across the planning and conditions process.
Is outline or full planning permission better for land value?
Outline consent can gain the principle of development and reduce early risk for the landowner, while full permission may increase certainty. As is generally the case, the best strategy for a landowner largely depends on the site, local policy and local conditions. Contact us for advice if you are making a decision in this area.
What type of experience should I look for in a commercial planning consultant?
You should look for experience specifically related to commercial development and development land, not just general planning work. This includes a track record of securing and implementing planning permission for commercial, mixed-use or large-scale schemes, rather than solely homeowner projects.