Planning FAQs for Bedfordshire and Surrounding Areas
Our FAQs cover common questions about planning permission, planning applications, planning statements and appeals. If you have a question that is not answered here, speak with our friendly and knowledgeable planning team for tailored advice about your site or project.
Yes. Early planning advice and site feasibility assessments can identify potential planning issues before submitting a formal application.
Yes. Our planning consultants can review refusal reasons and prepare a planning appeal or revised application to address planning authority concerns.
Planning permission requirements depend on the scale and nature of the development. A planning consultant can review the proposal and confirm whether planning permission or permitted development rights apply.
There are various ways of finding development land, whether you are a Developer or looking for a Self Build site.
Searching for vacant plots of land on aerial photos, seeing plots on the ground when you are out and about or checking Councils Local Plan proposals maps for areas which are allocated for development, or undeveloped land within a Town or Village Settlement Boundary.
Another source of information is the Councils Planning Applications register. Sites with outline planning permission are sometimes an indicater that a landowner wishes to sell land for someone else to build.
There are various plotfinder sites and land for sale by private treaty or auction is often advertised online.
We would always recommend thorough research of development opportunities before purchasing land.
J & J Planning & Design can assist you with feasibility studies and advice including research of the planning history and planning policies.
Please contact us for planning solutions to meet your aspirations.
You have a property or land and you want permission for redevelopment but are wondering how do I get planning permission?
From over 50 years experience here at J & J Planning & Design we believe that the most effective way to get planning permission is to undertake background research to identify the potential site contraints and then obtain specialist advice or reports to overcome the constraints. Some examples include Heritage Assets, Biodiversity, Trees, Highways, Drainage and Flooding.
In England planning decisions are made in accordance with the Development Plan unless there are material considerations that indicate otherwise. It is therefore essential to ascertain how your proposals will align with the policies of the Development Plan.
For example:
– is the land or property designated on the Councils Policy Map?
– are there any local policies applicable to your type of proposed development?
Material planning considerations are those which are relevant to making the planning decision in question and can include a wide range of matters. These can include the current housing land supply including self build targets for the area.
The National Planning Policy Framework represents up-to-date government planning policy and is also a material consideration that must be taken into account where it is relevant to a planning application. This includes the presumption in favour of development found at paragraph 14 of the Framework.
This can all be included in a Planning Statement in support of a planning application.
J & J Planning & Design have long experience in various types of applications and would be pleased to give further advice for your specific project.
Most planning applications are determined within 8 to 13 weeks depending on the complexity of the development and whether additional reports are required.
Have you received a refusal of planning permission and wondering whether to appeal?
Was it a householder application? – if so don’t delay as you must submit your appeal within 12 weeks of the refusal.
Do you want to know more about Written Representations, Hearing or Public Inquiries?
Are you aware that the Planning Inspectorate can now arrange a multi-format procedure?
For more information please contact us on 01234 328 328 or enquiries@jjdesign.org.uk or download our free Planning Guidance pdf below.
Please Note: Written Representations Appeals have recently changed (for applications which are submitted after 1 April 2026) – click here to read more.
A planning statement explains how a development proposal complies with local and national planning policy and is often required to support planning applications.
There are over 20 types of planning approval. Two common ones are Outline and Full Planning.
How do you decide which one to submit?
Will you develop the proposals yourself or sell the land with permission?
Do you just want the assurance that development will be acceptable in principle without the cost of full detailed plans and specialist reports?
How sensitive is your site?
What is the current land designation?
Are you close to a Listed Building or in a Conservation Area?
Are there any environmental designations on or close to your land?
J & J Planning & Design have considerable experience in both types of application and would be pleased to give further advice for your specific project.
For more information please contact us on 01234 328 328 or enquiries@jjdesign.org.uk or download our free Planning Guidance pdf below.
The current government is trying to increase house building rates and you may be thinking – Should I be getting my land developed?
Is it allocated in a Local Plan or within the settlement boundary?
Or do you need to promote it as a development opportunity?
“Land promotion” generally refers to the process of increasing the value of a piece of land for development or investment purposes. This can involve various activities and strategies aimed at enhancing the land’s appeal and potential.
One of the initial steps in land promotion is determining the best use for the land. This could be residential, commercial, industrial, agricultural, or a mix of these uses. Landowners and Promoters need to work closely with urban planners and local authorities to plan the best use for the land.
Land Promotion can be a long-term project to obtain a site allocation or there may be opportunities for an application as a “windfall” development.
Is your Town and Parish Council preparing a Neighbourhood Plan?
Don’t miss the opportunity in a Call for Sites.
Here at J & J Planning & Design we have experience at all stages of Local Plan preparation and more information can be found in our free Planning Guidance pdf.
A planning statement for a proposed development typically outlines the proposals, its compliance with local planning policies and regulations, and the reasons why planning permission should be granted. Here’s an outline of the key elements to include in a planning statement for a proposed development:
1. Introduction:
- Provide a brief overview of the project, including the location and size of the plot.
- Explain that the statement aims to demonstrate compliance with planning policies and support the application for planning permission.
- Outline details of any other supporting documentation, such as a transport statement, ecology report, tree report, heritage impact assessment or noise impact assessment.
2. Description of the Proposal:
- Provide a detailed description of the proposed development and its design, including the number of storeys, size, layout, and architectural style.
- Mention any distinctive or innovative design features that may enhance the character of the area.
3. Site Analysis:
- Describe the site characteristics, such as its size, shape, topography, and existing vegetation. Where appropriate, outline the existing use of the site and any existing buildings.
- Assess any constraints or opportunities presented by the site, such as neighbouring buildings, access to amenities, or environmental considerations.
- Discuss any efforts made to minimize the impact on the surrounding environment or heritage assets.
4. Compliance with Local Planning Policies:
- Identify the relevant local planning policies and explain how the proposed development complies with them.
- Address specific policies related to design, scale, massing, materials, access, sustainability, and any other relevant factors.
- Provide evidence of how the design responds to the local context and enhances the character and appearance of the area.
5. Sustainability and Energy Efficiency:
- Outline any sustainable design features incorporated into the proposed development, such as renewable energy systems, rainwater harvesting, or high levels of insulation.
- Demonstrate compliance with national and local sustainability policies and guidelines, emphasizing energy efficiency and reduced carbon emissions.
6. Access and Infrastructure:
- Describe the proposed access points to the site, including any new or modified entrances or driveways.
- Address any concerns related to traffic impact, parking provisions, and the safety of pedestrians and cyclists.
- Explain how the proposed development will integrate with existing infrastructure, such as utilities, drainage, and waste management systems.
7. Conclusion:
- Summarize the key points made throughout the planning statement.
- Reiterate the reasons why planning permission should be granted, highlighting the compliance with national and local planning policies and the positive contributions the proposed development will make to the area.
The specific requirements for a planning statement may vary depending on the local planning authority. It’s advisable to consult with a professional planning consultant who is familiar with the local regulations and can help tailor the planning statement to your specific project.
J & J Planning & Design have experience in writing Planning Statements for various types of applications and would be pleased to give further advice for your specific project. We also have good working relationships with other consultants who are available to provide supporting statements as may be appropriate to your particular circumstances.
