A working atlas of what we know

Solar Panels and Heat Pumps: Do You Need Planning Permission? (2026 UK Homeowner Guide)

When solar panels and air source heat pumps count as permitted development in England, the 2026 rule changes, the limits that still apply, and the exclusions that catch people out on designated land.

June 14, 20267 min read

Reports & processHomeowner

Garden Rooms and Outbuildings: What You Can Build Without Planning Permission (2026)

When a garden room, office, shed, garage, or summerhouse is permitted development, the 2026 height and position limits, and the situations that catch homeowners out.

June 14, 20266 min read

Do I Need Planning Permission for a Driveway or Dropped Kerb? (2026)

When a new driveway or dropped kerb needs planning permission, the permeable-surfacing rule that keeps most front gardens permitted, and the classified-road catch that surprises people.

June 14, 20264 min read

Reports & processLandowner

Converting Commercial to Residential: The Class MA Permitted Development Route (2026)

Class MA lets you change a commercial building in Use Class E to homes without a full planning application, subject to prior approval. Here is what qualifies after the 5 March 2024 changes, what the local planning authority can still refuse on, and how to check a building before you commit capital.

June 14, 20269 min read

The Planning and Infrastructure Act 2025: What It Means for Your Next Scheme

The Planning and Infrastructure Act 2025 received Royal Assent on 18 December 2025, and its provisions are commencing on a rolling basis through 2026. It changes how planning decisions are made, how some environmental obligations can be met, how land for major schemes is assembled, and how quickly big infrastructure can be consented. Here is what developers, landowners, and land promoters need to understand.

June 14, 20268 min read

Do I Need Planning Permission for an Extension? A 2026 Homeowner Guide

When a house extension needs planning permission and when it is permitted development. The 2026 size and height limits, the exclusions that catch people out, and how to be certain.

June 5, 20264 min read

Permitted Development Rights Explained: A 2026 Guide for Homeowners

What permitted development means, the classes that matter to homeowners, and the 2026 limits for extensions, lofts, outbuildings, and driveways, with the exclusions to watch.

June 5, 20264 min read

HeritageHomeowner

Is My House in a Conservation Area? What It Means for Your Plans (2026)

How to check if your home is in a conservation area, what changes for extensions, trees, and demolition, and why it matters before you design.

June 5, 20262 min read

Cost & viabilityArchitect

Lawful Development Certificate Explained: A 2026 Homeowner Guide

What a Lawful Development Certificate is, the two types, when to apply, what it costs you in time, and why buyers ask for one.

June 5, 20262 min read

Due diligenceHomeowner

Buying a Plot of Land: What to Check Before You Offer (2026)

The planning checks that decide whether a plot is buildable, the constraints that catch buyers out, and how to avoid paying for land you cannot develop.

June 5, 20262 min read

Site Appraisal Support for Architects: RIBA Stage 0 / Stage 1 Briefing (2026 UK Guide)

How architects use desktop site appraisal evidence at RIBA Stage 0 / Stage 1 to brief concept design. Cost, scope, ordering, sample.

May 6, 202610 min read

Cost & viabilityArchitect

Planning Constraints Report: What It Contains, What It Costs (2026 UK Guide)

What a planning constraints report contains, what it costs, and how it differs from a feasibility study or constraint search.

May 6, 202611 min read

Site Feasibility Study: What It Is, What It Costs, When to Commission It (2026 UK Guide)

What a site feasibility study covers, what it costs from a desktop pack vs a consultant, and when to commission it before architect fees.

May 6, 202612 min read

What Reports Do You Need for Planning Permission? UK 2026 Mega-Guide

Every report an English planning application may need in 2026, what triggers each one, what they cost, and how to commission them in the right order.

May 6, 202613 min read

Auction Site Due Diligence: What the Legal Pack Misses

Auction legal packs confirm title, not flood or Coal Authority risk. The 48-hour Site Appraisal fits the legal pack window. From £199.

May 6, 20268 min read

Green / grey beltLandowner

Development Land Due Diligence Before You Commit

Desktop development land due diligence in 48 hours. Planning, flood, ground, ecology, heritage and viability checks before you bid or exchange.

May 6, 20269 min read

Due diligenceDeveloper

Site Appraisal Report: What It Is, What It Covers, What It Costs (2026 UK Guide)

A site appraisal report tells you whether a development site is worth pursuing before you commit capital. Here is what a credible 2026 site appraisal covers, what it costs from desktop intelligence vs traditional consultancy, and the four scenarios where it pays for itself within the first month.

May 1, 20267 min read

Grey Belt Site Check: Is Your Land Eligible? (2026 UK Developer Guide)

Grey belt is the new planning category that could unlock thousands of sites previously blocked by Green Belt designation. Here are the four NPPF tests, the approval rates 18 months in, and how to check whether your site qualifies before you commission a formal assessment.

May 1, 202610 min read

Reports & processDeveloper

Planning Report Cost UK: What You Pay vs What You Should Pay (2026)

Most developers overpay on planning reports because they commission specialists before they know which reports their site actually triggers. Here are the real 2026 prices, what drives them, and how to get a fair quote.

May 1, 20267 min read

When Do You Need a Traditional Planning Consultant? A Practical Guide

Desktop intelligence can tell you whether a site is worth pursuing and what the constraints are. But there are situations where you need a chartered planning consultant in the room. Knowing where one ends and the other begins saves time and money.

Apr 3, 20265 min read

Green / grey beltLandowner

Grey Belt and the New NPPF: What December 2024 Actually Changed

The December 2024 NPPF introduced "grey belt" as a formal policy category for the first time. But the detail is more nuanced than the political headlines suggested. This article explains what actually changed and what it means for development.

Apr 1, 20266 min read

Cost & viabilityLandowner

BNG in Practice: What the First Year of Mandatory Biodiversity Net Gain Has Shown

Mandatory BNG has been live since February 2024 for major development and April 2024 for minor. A year in, the practical reality is becoming clear — and it is more nuanced than the headlines suggested.

Mar 29, 20265 min read

HeritageDeveloper

What Does It Really Cost to Build? How Desktop Intelligence Is Changing Development Costings

Standard cost plans use regional averages. But site-specific abnormals — piled foundations, heritage materials, BNG, S106 — can add 15-25% that blindsides developers.

Mar 28, 20263 min read

HeritageDeveloper

Heritage Harm and the Balancing Exercise: What the Case Law Actually Says

Heritage is one of the most litigated areas of planning law. The framework for assessing harm to heritage assets — from Barnwell Manor to Bedford Borough — is well established but widely misunderstood. This article explains what the case law actually requires.

Mar 25, 20266 min read

Environmental Reports for Land Promoters

The desktop environmental evidence that lets land promoters find site-killing constraints before they sign an option, when a wrong call costs the most.

Mar 22, 202616 min read

The Sequential Test in Practice: How Inspectors Actually Decide Flood Risk Cases

The Sequential Test is one of the most misunderstood requirements in planning. Our analysis of appeal decisions reveals how inspectors actually apply it — including why a clear failure is usually decisive.

Mar 22, 20266 min read

Phase 1 Desk Study vs Phase 2 Site Investigation: What’s the Difference?

Phase 1 desk study versus Phase 2 site investigation: how they differ, what each costs, and which one you need at which stage of buying or developing a site.

Mar 21, 202612 min read

Reports & processDeveloper

Phase 1 Desk Study Cost Guide (2026)

What a Phase 1 desk study costs in 2026, why prices vary so widely between desktop screening and traditional consultancy, and how to tell which approach your site needs.

Mar 20, 202614 min read

What Environmental Reports Do I Need for Planning Permission?

Which environmental reports a planning application actually needs, what triggers each one, and how to avoid the missing or wrong documents that get applications invalidated or refused.

Mar 19, 202620 min read

Policy & NPPFDeveloper

What Planning Officers Actually Look For: Lessons from Real Officer Reports

Planning officers follow a structured assessment framework that most applicants never see. Understanding how officers evaluate applications — from policy compliance to the planning balance — can mean the difference between approval and refusal.

Mar 19, 20265 min read

Flood & drainageHomeowner

How Long Does a Phase 1 Desk Study Take?

How long a Phase 1 desk study takes by route: desktop environmental screening in about 48 hours, traditional consultancy in two to four weeks, and intrusive Phase 2 work longer again.

Mar 18, 202611 min read

Do I Need a Flood Risk Assessment? The Complete UK Guide (2026)

Whether you are extending your home, building a new development, or converting a commercial property, one of the first questions your local planning authority will ask is: does this site need a Flood Risk Assessment? This guide explains when an FRA is required, what it must contain, and how to avoid common mistakes.

Mar 17, 202613 min read

HeritageHomeowner

Heritage Impact Assessment: What You Need to Know (2026 Guide)

If you are planning works to a listed building, developing near a conservation area, or proposing changes that could affect any heritage asset, there is a good chance you will need a Heritage Impact Assessment. This guide explains what an HIA is, when you need one, and how it fits into the wider policy framework.

Mar 17, 202615 min read

Green / grey beltArchitect

Can I Build in the Green Belt? The Complete UK Guide (2026)

Green Belt land covers around 12.6% of England's total land area. If you own land in the Green Belt or are considering buying a site within it, the question of whether you can build is one of the most common in UK planning. This guide explains the policy framework, the exceptions that allow development, and the new grey belt concept.

Mar 17, 202615 min read

Biodiversity Net Gain Explained: What Developers Need to Know (2026)

Biodiversity net gain has fundamentally changed how development and nature interact in England. Since becoming mandatory in February 2024, BNG has reshaped the planning process for projects of all sizes. This guide sets out everything you need to know about BNG as the regime stands today.

Mar 17, 202613 min read

EPC Overhaul and MEES Tightening: What Landlords and Developers Need to Know

The EPC system is being replaced with the Home Energy Model, MEES is rising to EPC C for all tenancies by 2030, and commercial MEES is heading for EPC B. If you own or develop rental property, here is the timeline and what to do now.

Mar 17, 20264 min read

The Infrastructure Levy: What Replaces CIL and Why It Matters for Your Next Scheme

The Community Infrastructure Levy is being replaced by a new Infrastructure Levy based on gross development value. Testing starts now, national rollout from 2029. Here is what developers need to understand about the transition.

Mar 17, 20263 min read

Nutrient Neutrality: Catchments Are Unlocking — Is Your Stalled Site Next?

Natural England is reviewing catchment boundaries and removing nutrient neutrality requirements where conditions have improved. Tens of thousands of homes are being unblocked. Here is how to find out if your site is affected.

Mar 17, 20263 min read

Policy & NPPFDeveloper

The Future Homes Standard: What Every Developer Needs to Know Before December 2026

The Future Homes Standard will require all new homes to produce 75-80% less carbon than current regulations. Gas boilers will be banned. Heat pumps become mandatory. Legislation lands in December 2026 — here is what it means for your next scheme.

Mar 17, 20264 min read

The Nature Restoration Levy: A New Way to Meet Environmental Obligations

The Planning and Infrastructure Act 2025 introduced the Nature Restoration Levy — a national fund that lets developers pay into strategic environmental schemes instead of doing costly site-specific mitigation. Here is how it works and what it means for your project.

Mar 17, 20264 min read

Green / grey beltLandowner

BNG Small Site Exemption: What It Means for Developers Building Under 10 Homes

The government is introducing an area-based exemption from Biodiversity Net Gain for sites up to 0.2 hectares, plus a brownfield residential exemption. If you build small schemes, this could save you thousands per project.

Mar 17, 20263 min read

Grey Belt Explained: What Landowners and Developers Need to Know in 2026

Grey belt is the most significant change to Green Belt policy in decades. If you own or are looking to develop land within the Green Belt, this policy shift could unlock sites that were previously untouchable. Here is what it means and what to do about it.

Mar 16, 20265 min read

Cost & viabilityLandowner

The Building Safety Levy: What Developers Need to Know Before October 2026

The Building Safety Levy takes effect on 1 October 2026, adding thousands of pounds per plot to residential schemes of 10 or more dwellings. With a de facto application deadline of 31 August, developers need to understand the impact on viability now.

Mar 16, 20265 min read

Policy & NPPFArchitect

NPPF 2026: What the Biggest Planning Shakeup in a Decade Means for Your Next Project

The revised NPPF consultation closed on 10 March 2026 and the new framework is expected this summer. From mandatory housing targets to the brownfield passport, here is what every developer, architect, and landowner needs to understand.

Mar 16, 20265 min read

The Hidden Trap in Planning Time Extensions After April 2026

Agreeing to extend your council's decision deadline might seem harmless. After April 2026, it could lock you out of submitting new evidence at appeal. Here is why this matters.

Mar 12, 20263 min read

The True Cost of Per-Project Due Diligence (And Why Subscriptions Win)

You are screening 10 sites. Each one needs a feasibility report, flood risk assessment, and ground investigation. At £3,000 per site, that is £30,000 before you have made a single offer. There is a better way.

Mar 10, 20262 min read

AppealsDeveloper

Appeal-Ready From Day One: How Data-Driven Reports Are Changing Planning

With no second chances at appeal, the quality bar for planning applications just got higher. Here is how automated, data-driven site intelligence is helping applicants meet it.

Mar 10, 20263 min read

New Planning Rules from April 2026 — A Simple Guide for Homeowners

Planning appeal rules are changing on 1 April 2026. If you are planning a home extension, loft conversion, or any building work that needs planning permission, here is what you need to know in plain English.

Mar 7, 20263 min read

AppealsDeveloper

Planning Appeal Rules Changed on 1 April 2026 — What It Means for Your Application

New regulations mean the majority of planning appeals can no longer introduce new evidence. Your original application is now your only chance to make the case. Here is what changed and how to prepare.

Mar 6, 20264 min read

The Hidden Value of Site Intelligence: Why Desktop Ground Investigations Save Budgets

Discover how a Desktop Ground Investigation unearths hidden site risks before you break ground, protecting your budget and timeline.

Mar 3, 20261 min read

Reports & processDeveloper

Flood Risk Assessments: When You Need One and What to Expect

Not every site needs a full flood risk assessment — but getting it wrong can derail your planning application. Here is how to know where you stand.

Feb 5, 20262 min read

Pre-Commencement Conditions: The Hidden Delay in Your Build

You have got planning permission — but those pre-commencement conditions could add months to your timeline if you do not tackle them early.

Jan 28, 20262 min read

What Is a Geotechnical Desk Study and Do You Need One?

The ground beneath your site determines your foundation costs. A desk study tells you what to expect before you spend a penny on trial pits.

Jan 20, 20262 min read