A champion for homeowners and small developers in the planning system

Martin Gaine is a chartered town planner, founder of planning consultancy Just Planning and author of How to Get Planning Permission – An Insider’s Secrets.

He solves planning problems for homeowners and smaller property developers who have become tangled up in the UK’s complicated and confusing planning system.

Martin Gaine has been featured in...

Martin's books...

For the inside track on how to beat the planners and get planning permission

Planning for HMOs - A practical guide to planning permission for houses in multiple occupation

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Recent news and updates

Why is it so hard to extend a house in the Green Belt?

10/08/2024

Why it is so hard to get permission for extensions to houses in Conservation Areas?

29/06/2024

WHAT ARE PERMITTED DEVELOPMENT RIGHTS, AND HOW DO I MAKE THE MOST OF THEM?

14/06/2024

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In today's @dailymail, I advise a reader how to ge

In today's @dailymail, I advise a reader how to get planning permission for a new house in their garden. #planningpermission #planningconsultant #propertydevelopment #propertyinvestment
#planningconsultants

In today’s @telegraph I tell the story of Conor

In today’s @telegraph I tell the story of Conor Jones, who built an extension using his permitted development rights and was asked by the council to demolish it. Happily, we got him planning permission at appeal, but it is a cautionary tale for other homeowners - the planning system is messy and you should also get progressional advice before starting work. Link to full article in bio #permitteddevelopment #permitteddevelopmentrights #planningpermission #planningapplication #planningappeals #dormer #dormerwindow #planningenforcement #planningconsultants #planningconsultant #homeextension #houseextension #houseextensions

Sadly, it is not possible to extend a planning per

Sadly, it is not possible to extend a planning permission that is about to expire. Planning permissions are granted for a period of three years. If you do not start work within that period, they expire. If a permission has expired, or is about to, you should reapply. The application will be considered afresh, but the council should not refuse it unless there has been some change in circumstances since the previous decision (such as new policies or a change in the physical context). A planning permission lasts forever if you start work before it expires. Make sure you discharge all conditions first though!
#planningconsultants #propertydevelopers #planningpermission #planningconsultant #planningapplication #planningapproval #planningadvice #homeextension

How to Get Planning Permission is now available as

How to Get Planning Permission is now available as an audio book on iTunes and Audible. Check it out :)

In the latest issue of @builditmagazine, I advise

In the latest issue of @builditmagazine, I advise how best to manage your case officer and to nudge them into granting you planning permission for your new build or extension project. My top tips are: 1. Don't try too hard to persuade the case officer to grant permission; focus instead on building a good relationship so that they will work with you if there are issues with the application. 2. Don't hassle them too much - contact them at the beginning in case there is any missing information they need, again to encourage a site visit and just before the 8 week expiry to see how the application is going. 3. If the worst happens and your application is refused, contact the case officer to have a detailed conversation about why it has been refused and how it might be revised to find favour. Ask them if they would be willing to review sketch designs before any resubmission. Having the case officer on your side is half the battle! The May 2022 issue of Build It Magazine is on news stands now. #planningpermission #buildingahouse #planningconsultant #planningconsultants #propertydevelopment #homeextension #houseextension #selfbuild #planningapproval

Woo hoo, you got planning permission! 😀 Boo, i

Woo hoo, you got planning permission! 😀 Boo, it comes with a load of annoying conditions 🤬 Some people simply ignore the conditions, but that is a very bad idea. If you don't comply with conditions, you are in breach of planning control and could face enforcement action. The worst conditions are 'pre-commencement' conditions - they require you to submit a new application to discharge them before you even start work. Since 2018, councils can't impose pre-commencement conditions without first getting the applicant's written agreement. Councils shouldn't impose conditions at all unless planning permission couldn't be granted without them. Conditions should be necessary, relevant and reasonable. If they are not, you can appeal them or you can make a new application to get them removed. You can avoid conditions altogether by providing all the information the council wants (on materials, drainage etc) upfront during the application process, and by negotiating the conditions before a decision is made. Some councils use conditions to take away permitted development rights from new or extended homes. This is usually not reasonable and should be challenged. Any questions about planning conditions? Contact me for some advice 🙂 #planningconsultants #propertydevelopers #planningconsultant #propertydevelopment #planningapplication #planningapproval #planningpermission #planningadvice #homeextension #houseextension #planning #propertydevelopersuk #propertyconversion #extensions #permitteddevelopment #planningconditions #deemedconsent #planningenforcement

My number one piece of advice to homeowners and de

My number one piece of advice to homeowners and developers seeking planning permission? Invest time and effort in finding the right architect or designer. This piece of advice is so important, I devote the first chapter of my book (How to Get Planning Permission) to explaining its importance and how to go about it. The best architects are local and the best way to find them is to head to your local council planning website and look up similar (successful) applications. And be prepared to invest in good quality architecture! Cheap plans are a false economy - you are less likely to optimise the site's potential, less likely to get planning permission and the project will be more difficult to build. For more on finding a good architect check out Chapter 1 of my book, available on Amazon here:
https://www.amazon.co.uk/gp/product/B096YNV667 #planningconsultants #propertydevelopers #planningconsultant #ukpropertyinvestment #propertydevelopment #planningapplication #planningapproval #propertyinvestment #propertyinvestor #ukproperty #planningpermission #planningadvice #homeextension #houseextension #planning #propertydevelopersuk #propertyconversion #extensions #architect #architecture #riba

A ground floor extension to match next door’s gr

A ground floor extension to match next door’s ground floor extension and a courtyard to match their courtyard. Who says planning is hard? 🤷‍♀️ Great to see rapid progress at the old printworks. #propertydevelopment #propertyinvestment #propertyextension #propertydevelopments #planningpermission #homeextension #homeextensions #propertyadvice #planningadvice #planningconsultants #planningconsultant

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