Planning Permission & Condition Discharge

Your planning approval may come with a set of conditions and planning obligations that we can then review and, if need be, negotiate with the local authority to keep your project costs in check and then discharge as appropriate.

Planning conditions are used by Councils to approve a planning application, that they might otherwise refuse, but the conditions stipulate a few adjustments that they make compulsory.  Examples include the colour or type of materials used in the build or regulation of the opening hours of a shop.

Sometimes a local authority will require the approval of detailed aspects of a development and use pre-commencement planning conditions. These are planning conditions which prevent any development authorised by a planning permission from taking place until the condition has been formally discharged. Planning policy states “conditions that are required to be discharged before development commences should be avoided, unless there is a clear justification”, we can advise on this if necessary.


Discharging a Condition

To Discharge a planning condition, the relevant application form, obtained from your local authority, needs to be completed and submitted with a fee. 

If your decision notice has several pre-commencement planning conditions, you are able to submit all the paperwork under one submission and therefore one fee. If you submit each condition individually you will be required to pay per submission.

In addition to the above, you also need to submit all relevant plans / documents / information that have been requested within the planning condition. If the planning condition requires samples to be viewed on site, it is advisable to add a statement advising when the samples will be ready to view and where they will be kept on site.

 If all the required paperwork and fees are submitted successfully, the process of having your conditions discharged can happen very quickly, however it can take up to 8 weeks.


We never charge for that initial conversation and investigation into your site or development and we always give you a free initial assessment of your chances of success.

Contact us for your free initial assessment

Why Choose Us?

We will advise you on Understand what is and isn’t reasonable when it comes to conditions.

Quick and cost-effective way to discharge conditions and get on with your build.

Good working relationships with Local authorities, open dialogue to get results.

Our experience in what is and what isn’t reasonable when it comes to planning conditions, puts us in a great place to argue your case with your local authority.

We recommend talking to us at the start of your project, early conversations with the authority can speed up the process and ensure an acceptable outcome of appropriate and achievable conditions, that lead to being able to commence construction much quicker. 

 Planning Legal Agreements (Section 106 agreements, planning Gain and unilateral undertakings) are now very much an expected part of the planning application process, especially on larger planning approvals. 

 It is possible to remove or vary planning conditions (minor material amendments via a section 73 application to Local Planning authority e.g substitute revised plans for those already approved) and even appeal against them, our experience and good working relationships with Local Planning Authorities can help you get your conditions discharged as quickly and cost-effectively as possible.


Find out more about our work

Retail & Public Sector

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We help deliver vital public infrastructure to help build stronger communities.

We work with various public sector partners, including local government, Town and Parish Councils and County Councils, to guide important infrastructure projects through the planning process. Taking a collaborative approach with councils and communities helps us understand all parties' needs and deliver the projects required.


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A thriving economy is reliant on a buoyant commercial sector - we help deliver the permissions companies need.

We have comprehensive experience in promoting commercial sites for different uses across a diverse range of locations and overcoming a variety of scenarios. Our approach and expertise seek to understand and address environmental and social factors to maintain the integrity of our clients while ensuring the timely delivery of projects.

Residential Development

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We get results on a wide range of development projects – from single homes up to strategic sites.

Our expertise in supporting development projects from single homes up to strategic sites allows us to work on one of the biggest challenges the UK experiences; delivering housing to meet demand. We take an innovative, collaborative and strategic approach to sites in developed and undeveloped areas, including those that are allocated for homes and others in the promotion phase.

Health Care

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We help put in place the amenities that support communities and provide much needed medical care for our population.

We work with care providers on projects helping them implement or improve infrastructure in order to provide the very best medical facilities for the community. Experience shows us that a collaborative approach is required to understand the needs and desires of all interested parties and to achieve the best outcome.

Rural & Estates

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We are proud of our record in the rural economy and our role in the countryside.

Our expertise includes offering advice on agricultural development, diversification and redevelopment projects for rural clients and estate managers. We have experience working with agricultural advisors and agents, giving us valuable links and insight into the community. Our membership of the CLA, AVA and support for the RAU is invaluable to our work.

Private Client

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We guide our private clients through the planning system to realise their hopes and dreams.

Our highly experienced consultants offer their expertise and discretion to guide private clients to realise their hopes and dreams. We take the time to get to know our clients and work out how to achieve their project ambitions on time and on budget.

Home Owner

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Create the home you want and need

We work with homeowners and their architects or designers to offer comprehensive support in obtaining planning permission for their home modifications, extensions or outbuildings; an area particularly popular with the increased numbers of people choosing to work from home in recent years.

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Our clients

Our focus is our clients, delivery results and building lasting relationships. Since our foundation in 2009, we’ve worked with a breadth of clients that stretch from individuals realising a development aspiration to FTSE 100 listed companies with dedication to our client’s needs at the core of every engagement.


Get in touch

If you are interested in finding out how we can help you please get in touch