Planning:
Our Process
Expert guidance, every step of the way.
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At Stone Acre, we guide landowners through the complex planning process with clarity, honesty, and a strategy tailored to the land.
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Each site strategy is different, but we always begin with Stage 1 and Stage 2, listed below, to make sure we all fully understand the land and potential, and are agreed on the best strategy.
Stage 3 onwards will depend on the specific site strategy, but the following is a rough outline of what might happen.
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Stage 1 | Site Visit & Face-to-Face Discussion
​We start with a walk across your land — a chance to explore its features, hear your aspirations, and answer your questions. ​ We listen carefully to understand your long-term goals and intentions, while offering open, honest thoughts about your site’s potential. This is a collaborative discussion — we’ll explore ideas, flag any immediate issues, and begin to shape an early vision for what’s possible.
Stage 2 | Strategic Planning Appraisal
Following our visit, we undertake a comprehensive appraisal of your land’s planning potential — a deep dive into policy, strategy, and deliverability. This includes: • Identifying site constraints including access, topography, utilities, flood risk, and neighbouring development • Reviewing local planning policy and neighbourhood plan designations • Analysing planning history — including nearby approvals, refusals, and council housing supply • Assessing the political context — including planning committee tendencies and key decision-makers • Outlining consultant requirements and associated costs • Mapping out realistic planning timelines, from pre-app, submission, and permission, to the contractual negotiations that take place prior to sale or development of the land • Consider wider land or estate opportunities for your land, including barn conversions, permitted development options, and environmental schemes or renewable energy applications Based on the above research and our experience of similar schemes, we produce a bespoke planning strategy and recommendation for your site The SPA is delivered as a formal document — a clear, practical roadmap that highlights your land’s potential, key risks, and a tailored strategy for promotion.
Stage 3 | Development Prospectus
Depending on the chosen strategy, we may prepare a Development Prospectus — a concise, high-quality presentation to be shared with planners, developers or Local Plan teams, to bring your land to life and make the case for its suitability. This typically includes: • A written narrative of your site’s vision and suitability for development • An indicative sketch layout showing a potential scheme • Relevant planning analysis and technical context • Supporting visuals, maps, and design precedents and cues This prospectus can be used to support allocation submissions during Local Plan reviews, form the basis of pre-application discussions, or initiate conversations with potential development partners. It’s a compelling, flexible document designed to present your site in the strongest light, and avoid excessive expenditure on design and consultant fees before meaningful discussions with planners and other stake holders have taken place. This approach avoids front-loading design and consultant fees, allowing important discussions with planners and others to take place, and for meaningful feedback to be received.
Stage 4 | Planning Application
With a clear strategy in place and early feedback from planners, we may move forward with an Outline Planning Application — the critical step that secures permission in principle for development on your land. This stage builds directly on the Development Prospectus, expanding the vision into a formal planning submission without committing to full design work or costly consultancy at this early phase. We focus on maximising value while keeping costs proportionate. We will: • Liaise with the Local Planning Authority to confirm their position on the site • Identify and coordinate only the necessary technical reports (e.g. access, ecology, drainage) • Prepare all submission documents and manage the application end-to-end • Handle consultations with neighbours, statutory consultees, and local councillors • Lead negotiations on any Section 106 obligations or planning conditions The Outline Application is a powerful milestone — it legally establishes the development potential of your land and significantly increases its value. From here, you have real options: • Sell the site with planning permission in place • Retain and enhance value through a Full or Reserved Matters application • Partner with a developer on terms that reflect the true potential of your land We’ll guide you through these choices, ensuring the outcome aligns with your goals.
Stage 5 | Negotiate Sale of Land
Having secured planning permission we help you sell the land, draw up legals, and make sure you get the best deal. We are used to tough negotiations, and will advocate to get you the best deal. S106 and Pre-Start conditions. Restrictive covenants and claw-back clauses.