What if you could see every planning delay coming?

The delays most homeowners fear are more predictable than they think.

We sit down with Geoff Megarity, planning consultant at Bell Cornwell, to map out exactly where delays hide and what you can do to get ahead of them. From the validation checklist to ecology survey seasons, Geoff explains the preparation that separates a smooth five-month process from one that drags on for eighteen.

We cover how to build a validation checklist that gets your application through the door, when pre-application meetings are worth the time, how to challenge planning conditions before they slow your build, and how a simple red, amber, green framework can help you assess risk at every stage.

The right preparation means you go into construction with the right permission, the right conditions, and no costly surprises on the other side.

“Death by survey is something that comes up quite often.” - Geoff Megarity

You’ll hear about:

• How the planning system creates delay
• Why validation is the first real hurdle
• Reports that are mandatory versus optional
• Ecology surveys and seasonal timing risks
• Biodiversity net gain and who it affects
• How planning conditions add post-permission delay
• Pre-commencement vs pre-occupation conditions
• When pre-application meetings are worth it
• How planning committees work and when to use them
• Managing refusal risk and appeal strategy
• Red, amber, green risk framework for homeowners
• Banking a permission and amending later

Connect with Geoff Megarity:

Geoff Megarity at Bell Cornwell - https://www.bell-cornwell.co.uk/team/geoff-megarity/

Bell Corwnell - https://www.bell-cornwell.co.uk/

LinkedIn - https://www.linkedin.com/in/geoff-megarity-a075676a/

Connect with us:

Tima Patel - https://www.linkedin.com/in/tinapatel/

Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/

Produced by Between Tracks - https://www.betweentracks.com/

Do you really know what your permitted development rights allow?

The rules are nationally set, locally interpreted, and full of conditions that can catch even experienced owners out.

We cover what permitted development allows: extensions, loft conversions, outbuildings, and barn conversions. We explain where the rules get complicated, why the same street can have completely different rights, and how conservation areas, Article 4 directions, and historic planning conditions can strip those rights without you ever knowing.

We also explore the fallback position strategy, how to use an established permitted development certificate as leverage in a full planning application, and why the certificate of lawfulness is worth getting even when it is not legally required.

Get this wrong and you are building unlawfully. Get it right and you may have more options than you realised.

“The onus is on the applicant to prove it’s lawful.” - Geoff Megarity

You’ll hear about:

• What permitted development rights actually cover
• Rear extension limits: three, four, six and eight metres
• Loft conversions: cubic volume limits explained
• Outbuildings: the 50% garden rule
• Why flats have no PD rights
• Conservation areas and Article 4 directions
• Finding the original building line
• What a certificate of lawfulness does
• The fallback position strategy in planning
• What happens when enforcement comes knocking
• Barn conversions under permitted development
• Why early professional advice saves money

Connect with Geoff Megarity:

Geoff Megarity at Bell Cornwell - https://www.bell-cornwell.co.uk/team/geoff-megarity/

Bell Corwnell - https://www.bell-cornwell.co.uk/

LinkedIn - https://www.linkedin.com/in/geoff-megarity-a075676a/

Connect with us:

Tima Patel - https://www.linkedin.com/in/tinapatel/

Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/

Produced by Between Tracks - https://www.betweentracks.com/

Is planning permission as frightening as everyone says?

Planning is a black box where decisions are made arbitrarily, and outcomes are impossible to predict.

We cut through the confusion with chartered town planner Aaron Zimmerman of Centro Planning Consultancy. We cover what constitutes development, the difference between permitted development and full planning permission, how the eight-week determination process works, and what your options are when a refusal lands.

We also explore how to put together a strong application, when to bring in a planning consultant, how pre-application consultation works, and why a refusal is not the disaster most homeowners fear.

Get the process wrong at the start and you risk wasted time, wasted money, and a project that never gets off the ground. Get it right and planning becomes the most manageable part of your build.

“Go for gold. Get the planning permission." - Aaron Zimmerman

You’ll hear about:

• What legally counts as development
• When listed building consent is required
• How permitted development rights work
• Full planning permission: the process
• The eight-week determination timeline
• What to do after a refusal
• How to build a strong application
• When to use a planning consultant
• Pre-application consultation: pros and cons
• How to choose the right architect
• Why a refusal is not a disaster
• Planning reform and the system's limits

Connect with Aaron Zimmerman:

LinkedIn - https://www.linkedin.com/in/aaron-zimmerman-ma-msc-mrtpi-83322b27/

Listen to Aaron’s podcast - Make Planning Make Sense - https://makeplanningmakesense.captivate.fm/

Centro Planning Consultancy - https://centroplan.co.uk/

Connect with us:

Tima Patel - https://www.linkedin.com/in/tinapatel/

Bart Kolosowski - https://www.linkedin.com/in/bartkolosowski/

Produced by Between Tracks - https://www.betweentracks.com/