Planning consultancy in Wales, Cheshire, Kent and Nottingham

Who are we?

Caulmert’s planning team brings together Chartered Town Planners, BIM Level 2 capability, and in‑house environmental and engineering expertise to deliver clear, strategic, and technically robust planning advice across the full range of development sectors. Our multidisciplinary approach means we can tackle everything from complex, multi‑phase developments to smaller but business‑critical projects with the same level of rigour and responsiveness. With a proven track record across the UK and deep experience of both the English and Welsh planning systems, we provide clients with insight, certainty, and a seamless route through the planning process.

What can we deliver?

For each service area, we have worked with a wide range of clients across a number of different sectors, with relevant examples for the different client groups provided in the “who do we work with section”.

We deliver the full suite of planning services outlined below.

Development appraisals & feasibility

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Assessment of a site’s planning potential, constraints, and opportunities to determine what type and scale of development is realistically achievable. This provides early clarity on risks, costs, and likelihood of securing permission.

Planning applications & appeals

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Preparation, submission, and management of planning applications, including supporting statements and coordination with the design team. If permission is refused, representation at appeal to challenge the decision and secure consent. We have experience of submitting applications in England and Wales, where it is necessary to carry out pre-application consultations on a major development.

Environmental Impact Assessment (EIA) & Habitats Regulations Assessment (HRA) coordination

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Managing the EIA and HRA screening/scoping process and coordinating specialist technical inputs to ensure compliance with environmental regulations. Ensures complex projects address environmental effects in a structured, legally robust way.

Certificates of lawfulness

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Preparation of applications to confirm that an existing or proposed use or development is lawful under planning legislation. Provides legal certainty and protects clients from future enforcement action.

Enforcement advice

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Support in responding to planning enforcement investigations, notices, or breaches. Advises on strategy, negotiation with the council, and routes to regularise development where appropriate.

Local Plan Site Promotion

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Strategic representation of land or sites through the Local Plan process to secure future development allocations. This involves preparing evidence, responding to consultations, and engaging with the council to position the site favourably for inclusion in emerging policy.

Permitted Development (PD) assessments

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Assessment of whether proposed works fall within permitted development rights, identifying any limitations, conditions, or prior approval requirements. Provides clear advice on what can be undertaken without a full planning application and highlights any risks of non‑compliance.

Section 106 Agreements

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Our planning specialists help clients navigate the complexities of S106 agreements, from initial drafting through to seeking amendments when obligations become outdated or unworkable. We focus on delivering viable, evidence‑based variations that protect your interests and keep your project moving.

Who do we work with, and what is our track record?

Private Individuals (Homeowners & Landowners)

We help homeowners and landowners navigate the planning system with confidence, whether they’re extending a property, redeveloping land, or unlocking long‑term development potential. Our team provides clear, practical advice that de‑risks proposals and maximises the chances of securing consent.

Relevant examples

Shepherds Huts

Caulmert successfully secured planning permission for the retention of three Shepherds Huts in the Eryri National Park, Wales, followed by an application to discharge planning conditions.

New dwelling, Brig-Y-Don, Aberdyfi

Following a PAC, Caulmert successfully secured planning permission for a proposed new dwelling in Eryri National Park, Wales.

Suffolk Road, Altrincham

Widening of existing access to apartment block within Conservation Area. Caulmert worked with the client and architect to agree a scheme that would appease the conservation officer, resulting in a much-needed improvement to the existing access.

Land at Deiniolen

Planning application to extend time limit of outline planning application for residential development.

Llanrug

We are actively promoting a site for a housing allocation in the Local Plan, completing a detailed site feasibility and managing representation into the council on the client’s behalf.

S106 Variation, Eryri National Park

We successfully supported a client to remove a local occupancy clause from an S106 agreement, arguing that it was unnecessary.

Local Businesses & SMEs

From small firms to growing regional companies, we support businesses seeking planning permission for new premises, expansions, or operational changes. Our advice is pragmatic, commercially focused, and tailored to help businesses move quickly and compliantly.

Relevant examples

Plant Hire Depot

Caulmert successfully overturned a refusal of planning permission for the change of use of a garden centre to a plant hire depot in Flintshire.

Industrial and storage unit, Caverley, Cheshire East

Caulmert secured planning permission for the change of use of land and the erection of a light industrial and storage unit, including the formation of a new vehicular access and a flood compensation area, enabling the growth and future success of this local business.

Amendments to Depot, Denbighshire

Caulmert secured planning permission for a proposed extension, erection of canopy, and external alterations to the existing depot building, improving the building’s functionality, appearance, and environmental performance.

Deeside Power Station Peaking Plant

Caulmert secured a Certificate of Proposed Lawful Development for a hydrogen‑ready gas peaking plant at Deeside Power Station, providing clear planning certainty for this strategically important energy project. Their work involved preparing the lawful development submission, demonstrating compliance with permitted development rights, and ensuring the scheme met all relevant legislative and technical requirements. The approval enables the delivery of flexible, future‑proofed generation capacity that supports grid resilience and the transition towards low‑carbon hydrogen technologies.

Holywell, Flintshire County Council

Site feasibility assessment to assist a business with finding a new site, including planning policy appraisal, initial flood risk and drainage investigations, preparation of Phase 1 contaminated land assessment, and assessment of highways.

Expansion to Equine & Pet Crematorium, Shropshire

Following submission of a pre-application enquiry, Caulmert prepared a planning application for the proposed expansion of an existing Pet & Equine Crematorium. Caulmert successfully demonstrated to the LPA that the proposed development would be acceptable in principle, overcoming concerns relating to noise and air quality.

Regional / National Developers & Housebuilders

We provide strategic planning support for major residential, commercial, and mixed‑use schemes across the UK. With multidisciplinary expertise and BIM Level 2 capability, we help deliver robust applications, manage complex constraints, and secure deliverable consents.

Relevant examples

Land at Roade Hill, Ashton

Preparation of Planning Policy Statement to support application for five dwellings.

Land at Badsey

Planning application and subsequent appeal support in regard to development of 21 bespoke dwellings. Services included preparation of planning statement, and appeal evidence with the appeal subsequently allowed.

New Bradwell, Milton Keynes

Planning application and appeal support in regard to development comprising seven dwellings and conversion of an existing public house, a non-designated heritage asset, to two dwellings.

Land at Ringstead, Northamptonshire

Planning application support in regard to development comprising 35 dwellings including preparation of supporting planning statement.

Oxley Park, Milton Keynes

Planning support in regard to reserved matters applications for two adjacent sites totalling 16 dwellings. Services included preparation of planning statement, advice on policy compliance and housing mix.

Waltham on the Wolds, Merton Borough Council

Planning appraisal for a developer client including promotion strategy and sustainability assessment against Local Plan criteria.

Land at Pen Palmant, Llandyrnog, Denbighshire

Planning application support in regard to development comprising 40 dwellings including preparation of supporting documents.

Social Housing Providers

We work with registered social landlords to secure permissions for a wide range of housing projects of all sizes, from small rural exception sites to larger major development schemes. We work across the UK, with particularly deep expertise in Wales where we are actively working with all the major RSLs and where we understand the policy context, local needs, and community considerations.

Relevant examples

Llanrwst, Conwy Council

We undertook feasibility work to ensure the proposals were deliverable within the site’s constraints. We engaged in pre-application discussions with Conwy County Borough Council (CCBC), which allowed us to identify potential issues early and agree on a clear path forward. We then prepared and submitted the Reserved Matters application, ensuring compliance with the outline consent and local authority requirements. Following approval, we managed the discharge of planning conditions, coordinating with consultants and contractors to ensure that technical requirements were met.

Rhos on Sea, Conwy Council

At Dinerth Road, Rhos on Sea, we carried out a pre-application consultation (PAC), submitted the planning application to CCBC and supported at a Public Exhibition for residents, securing consent for 48 high-quality, affordable homes on the site of former government buildings. The development will not only provide much-needed homes, but also revitalise a redundant site, featuring new landscaping, sustainable drainage, and an appealing residential environment for future residents.

Rhyl, Denbighshire

Caulmert is managing four housing sites through the planning process, demonstrating our ability to manage multiple sites simultaneously: two larger schemes of 32 dwellings, and smaller schemes of 15 and four dwellings. We undertook a PAC, submitted applications to Denbighshire County Council, and prepared Community Linguistic Impact Assessments (CLIA).

Llanrug, Gwynedd Council

Initial feasibility work for a housing association relating to the development of the site for eight dwellings, including planning policy advice, assessment of flood risk and drainage, geotechnical advice, assessment of access and likely active travel contributions, and ecology.

Penmaenmawr, Conwy Council

A bin store had been constructed within the visibility splay, contrary to the approved plans, which created a potential enforcement issue. We engaged in pre-application discussions with CCBC to explore solutions. We advised the client that the most cost-effective solution was to pursue a Section 73 application to vary the approved plans. By doing so, we were able to regularise the development without requiring costly redesign or reconstruction.

Statutory Providers & Utilities

We work with statutory undertakers such as water, energy, and infrastructure providers to secure permissions for essential operational projects. Our understanding of permitted development, environmental regulation, and statutory processes ensures smooth and compliant delivery.

Relevant examples

Tremeirchion WwTW, Welsh Water

Acted as planning consultant and secured approval for the new integrated constructed treatment wetland on behalf of Welsh Water – a nature-based wastewater treatment system designed to improve water quality using wetland ecology rather than conventional mechanical treatment.

Red Wharf Bay Pumping Station, Anglesey, Welsh Water

Secured permission on behalf of Welsh Water for a modern, environmentally improved sewerage solution for the community in a sensitive location (National Landscape) and near ecologically designated areas.

Llyn Celyn Proposed Auxiliary Spillway, Eryri National Park, Welsh Water

Secured consent for one of the UK’s most significant reservoir safety projects, featuring the first 4.5m tipping gate spillway of its kind in the country. Located in the national park, the scheme had to demonstrate minimal visual impact, a landscape-integrated decision, and cultural sensitivity.

Charities & Community Organisations

We support charities, trusts, and volunteer‑led organisations – such as the Corris Railway Society – by guiding them through the planning process with clarity and care. Our approach balances community benefit, heritage considerations, and regulatory requirements.

Relevant examples

Bala Railway

Caulmert provided planning support to the Bala Lake Railway Trust, helping to secure consent for the extension of the heritage railway by 1.2km to the town centre, including a bridge over the River Dee requiring widening, roads diverting, and a new local crossing. The station building is in a conservation area and the route is also on top of an embankment providing flood protection to the town. The scheme was EIA development and was required to follow a suitably stringent HRA process.

Corris Railway

Caulmert is working with Corris Railway to secure consent for the southern extension of the narrow-gauge heritage railway. The works would extend the existing operational line southwards from Maespoeth Junction along the former Corris Railway trackbed to a point just beyond the Pont y Goedwig culvert.

Public Sector & Local Authorities

We assist councils and public bodies with planning strategy, policy interpretation, and technical assessments. Our multidisciplinary capability allows us to provide robust, evidence‑based advice that supports decision‑making and sustainable development outcomes.

Relevant examples

Newcastle-under-Lyme Borough Council

Caulmert was appointed to provide specialist planning advice to the council on the appropriate siting and regulation of advertisement hoardings across the borough. This includes policy interpretation, visual impact assessment, and regulatory guidance.

Integrated Assessment, Local Authority

Caulmert is supporting a local authority in the East of England in the preparation of an Integrated Assessment (including Sustainability Appraisal) for the New Local Plan Reg 19 Consultation document.

Betsi Cadwaladr University Health Board

Successfully overturned a refusal of planning permission for an extension and other works to a Victorian Building within the Conservation Area, enabling health services to be combined on one site and for services to be delivered more efficiently.

Architects, Engineers, & Professional Consultants

We collaborate with design and technical teams to provide planning input that strengthens proposals and ensures policy compliance. Our planning expertise integrates seamlessly with wider project teams to deliver coordinated, high‑quality submissions.

Relevant examples

Grade II Listed Hotel, Gwynedd Council

We have been employed to act as strategic planning advisors and work alongside the appointed architects to provide advice on a complex scheme for the expansion of a Grade II* listed Hall.

Who would I be working with?

Steve Ottewell, Director of Planning, MRTPI

Steve is a highly accomplished planning professional with more than 20 years’ experience and a proven track record in delivering complex, high‑value projects. He specialises in navigating challenging planning environments, unlocking development potential, and leading multidisciplinary teams to secure successful outcomes on major schemes and projects.

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With experience shaped by working inside some of the country’s most demanding planning authorities – including Barnet, North Tyneside, Breckland, and Salford –Steve brings rare insight into how decisions are made and how to position applications for approval. His leadership contributed to one of his teams being named Planning Team of the Year at the 2022 National Planning Awards, reflecting his ability to drive quality, performance, and innovation.

Steve has directed a wide portfolio of major developments and his expertise spans planning strategy, housing land supply, viability, open space, and stakeholder engagement, and he has acted as an expert witness at several public inquiries as well as extensive Local Plan examination in public experience.

Clients value Steve for his strategic thinking, technical depth, and practical delivery. He is known for providing clear, commercially focused advice, building strong relationships with decision‑makers, and guiding complex projects from concept to consent with confidence and clarity.

Neil Arbon, Associate Director of Planning, MRTPI

Neil is a Chartered Town Planner with more than 23 years of experience, all within private practice. Neil has experience in leading major development projects, starting at a strategic level of site selection and working through to implementation of the development.

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This has involved promotion of sites through the strategic planning process, coordination of Environmental Impact Assessment, programmes of community consultation and the submission of planning application and associated documents. Neil has an intimate knowledge of planning legislation and policy.

Neil has delivered results on a broad range of development proposals including both large scale and small-scale residential development, including affordable housing along with mixed use schemes and has provided advice for a number of public sector organisations including the Blue Light Sector.

Neil works with a variety of clients, from private individuals, public sector organisations and local, regional, and national housebuilders.

Jenny Coxon, Principal Planner, MRTPI

Jenny is a Chartered Town Planner with more than 15 years of experience in both Local Government and private practice. She has acted on behalf of clients and has successfully secured permissions for various forms of development proposals. She has advised on the development potential of sites and has provided a planning input to feasibility studies and development appraisals.

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Jenny possesses an excellent up-to-date knowledge of planning policy and legislation and has worked extensively within both North Wales and England for a variety of clients.

She has delivered results on several major schemes in England and Wales, including residential (both market and affordable), commercial, wastewater, water, waste, and solar PV, working with the client through to implementation of the development by successfully discharging complex pre-commencement conditions.

Pre-Application Consultations

As part of our planning services, we deliver statutory Pre‑Application Consultation (PAC) processes for major developments in Wales. These structured consultations ensure that communities, stakeholders, and statutory bodies are formally engaged before a planning application is submitted, as required under Welsh legislation.

Our approach helps identify issues early, gather meaningful feedback, and support the preparation of well‑informed, robust planning submissions.

Recent and current consultations

Contact Us

To discuss your project and our expertise, please complete the form below and we will be in touch.

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