PLANNING

We see the planning of a project as a 5-stage development process

Where we add real value is by being involved at the start of the project. Whilst there are no bad sites or bad projects, there can be a bad combination of the two. That is why our collaborative approach uses the expertise of our entire multi-skilled team to assess the constraints and opportunities for each site. Our commitment to each of our clients is honesty. If we wouldn’t spend our money on a development, we wouldn’t ever advise you to. We believe that success breeds success and by engaging our team early in the process, we can support you in managing risk and priority to navigate to a successful outcome.

Our development process comprises five distinct stages. This risk-managed approach allows us to understand and prioritise the key challenges during the project lifecycle.

01

02

03

04

05

REVIEW

We start by initially reviewing the site, the wider area, designated sites and environmental constraints. At this stage, we assess the principle of potenitial development.

DESIGN

Process of determining a specific location and details of the project. This stage involves internal assessment to refine the design and external engagement of Local Planning Authoriteis and Consultees.

ASSESS

With a final design signed off, the site-specific environmental assessments for the planning application can take place.

APPLY

Now, the Cogeo team manages the entire process of submitting the planning application to the Local Authority.

CONSTRUCT

Following receipt of your decision notice, we support your final stage, including discharge of conditions and any onsite monitoring or assessment required for construction and operation.

KEYS TO SUCCESS

For us to be successful we need to follow our Core Values.

COLLABORATION

We work to develop relationships with all stakeholders. Understanding and addressing concerns, being open and honest in our assessments and being very clear on the vision of a development allows us to communicate clearly and inspire confidence in decision-makers.

COMMUNICATION

Regular, open and honest dialogue with all concerned parties allows us to be pro-active in addressing issues and designing around constraints.

CLARITY

We believe Clarity is Confidence. Providing stakeholders and Local Authorities with certainty of impacts, clear vision and transparency of assessment allows for confident decision-making. Planning is also a public process. We consider that being explicit in our intentions allows for a more constructive dialogue with communities and gives us the opportunity to address any concerns before the planning process.

The reason for our approach comes down to one thing - efficiency

One of the big fears of planning is the timescales involved. Whilst planning is never a quick process, being proactive, clear and confident allows for the most efficient path to success.

One of the real keys to success is flexibility. When you work with a site, develop and modify your design and accept and react to feedback it improves the efficiency of the planning process and associated environmental assessments. This is why we ask our clients to engage us early in the development cycle to allow us to provide early feedback and prioritise key assessments.

Planning Process

One of the common misconceptions about planning is that the Local Authority and specifically the Planning Officer is the sole decision maker. The truth is that all planning applications that have the potential to affect the environment requires input from multiple stakeholders who act as the experts in their field. If one of these experts object to the application, it makes the task of approving the development a lot more difficult for the determining party. That is why we focus on working collaboratively with all stakeholders proactively to increase the chances of a successful application.

PERCEPTION

REALITY

PLANNING APPLICATION

One of the most common questions we are asked is

How long will planning take?

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Planning Timescales

The truth is that depends on the complexity of your project and the sensitivity of your site. The more complex a project the more stakeholders tend to be involved. We will always be honest with you about timescales as we are acutely aware of the impact these timescales have on finances and construction, so we always aim to work as diligently and efficiently as possible. Below are some of the staturtoy timescales for some of the more common planning processes. We’d always advise our clients to consider these statutory as a minimum timescale rather than a maximum as there are so many different factors that can affect these timescales being adhered to by the Local or Determining Authority. As we are in regular contact with decision-makers as part of our collaborative approach, we will always keep you informed of any changes or delays to the processing of your application.

Our Role

The truth is that depends on the complexity of your project and the sensitivity of your site. The more complex a project the more stakeholders tend to be involved. We will always be honest with you about timescales as we are acutely aware of the impact these timescales have on finances and construction, so we always aim to work as diligently and efficiently as possible. Below are some of the staturtoy timescales for some of the more common planning processes. We’d always advise our clients to consider these statutory as a minimum timescale rather than a maximum as there are so many different factors that can affect these timescales being adhered to by the Local or Determining Authority. As we are in regular contact with decision-makers as part of our collaborative approach, we will always keep you informed of any changes or delays to the processing of your application.

Community Engagement

The truth is that depends on the complexity of your project and the sensitivity of your site. The more complex a project the more stakeholders tend to be involved. We will always be honest with you about timescales as we are acutely aware of the impact these timescales have on finances and construction, so we always aim to work as diligently and efficiently as possible. Below are some of the staturtoy timescales for some of the more common planning processes. We’d always advise our clients to consider these statutory as a minimum timescale rather than a maximum as there are so many different factors that can affect these timescales being adhered to by the Local or Determining Authority. As we are in regular contact with decision-makers as part of our collaborative approach, we will always keep you informed of any changes or delays to the processing of your application.

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Explore Our Services

We provide a comprehensive suite of planning services to support every stage of your development journey. From navigating the intricacies of planning applications to strategic advice on land use, site appraisals, and project viability, our team combines technical expertise with a deep understanding of planning regulations and policies.

Explore each in more detail by clicking on the service titles and discover how Cogeo can provide the expert guidance you need for successful project delivery.