New Build Housing
Planning Statements for single dwellings, replacement homes, infill plots, self-build housing, small residential schemes and outline applications, including policy analysis, settlement boundary issues and character considerations.
Professional Planning Statements
Robust Planning Statements That Strengthen Your Application.
Cedar Planning prepares clear, policy-led planning statements for homeowners, developers, architects and landowners across England.
We help explain the planning merits of your proposal, address key policy issues, and present your case in a professional format that decision-makers can understand.
Fixed-fee quotations and clear advice before instruction
Policy-Led Reports
Clear planning arguments referencing Local Plan policy, national planning guidance and material considerations.
Appeal-Ready Evidence
Robust application-stage submissions prepared with the new appeal process in mind.
Nationwide Coverage
Planning Statements prepared for applications across England and a wide range of development types.
Fixed Fee Quotes
Transparent pricing with honest upfront advice before you commit to a planning submission.
Understanding the Process
What is a Planning Statement?
A Planning Statement is a professional planning document that explains why a development proposal should receive planning permission. It provides the policy case for the application, identifies the relevant planning considerations and sets out a clear justification for approval. For some forms of development, a Planning Statement is a validation requirement, but most types of development can benefit from a bespoke Planning Statement.
A strong Planning Statement does much more than describe the proposal. It assesses the site context, planning history, development plan policies, national planning policy, planning constraints, design considerations and any relevant material considerations that the Local Planning Authority should take into account.
A Planning Statement is also your opportunity to sell your proposal to the Council and planning officer. Use this opportunity to set out your case robustly and professionally.
For developers, architects, landowners and homeowners, a well-prepared Planning Statement can improve the quality of the application from the outset. It helps the planning officer understand the proposal, frames the key issues positively and addresses likely objections before they become refusal reasons.
Cedar Planning prepares bespoke Planning Statements for new-build housing, commercial schemes, rural development, self-build projects, prior approval submissions, enforcement-related applications, householder applications, change of use applications, HMOs, children's homes and more complex planning projects.
Depending on the site or proposal, we may combine a Planning Statement with a Design and Access Statement, or a Heritage Statement.
If you instruct Cedar Planning to produce your Planning Statement, we will provide you with a copy of our Planning Statement before submitting your application. This ensures that you are 100% happy with the contents before an application is submitted.
Why Planning Statements now matter even more
Recent changes to the planning appeal system mean that, for many applications submitted on or after 1 April 2026, the appeal stage is no longer the place to introduce fresh evidence or new arguments that were not before the Council when it made its decision. This makes the original planning application more important than ever. A robust, well-evidenced Planning Statement can help ensure the key planning case is made properly at the application stage rather than being left too late.
Read our guide to the new planning appeal processWhat our Planning Statements typically include
Each Planning Statement is tailored to the proposal, site and local planning policy position. However, most statements will include a clear planning narrative and a structured assessment of the issues most likely to influence the decision.
Planning Policy Review
Assessment of Local Plan policies, the National Planning Policy Framework, Planning Practice Guidance and any relevant supplementary planning documents.
Site & Proposal Assessment
A clear explanation of the site, surrounding area, development proposal, planning history and any relevant physical or policy constraints.
Material Considerations
Identification of planning benefits, fallback positions, appeal decisions, precedent approvals, housing need, economic benefits or other matters that may support the case.
Response to Key Planning Issues
Focused analysis of issues such as design, amenity, highways, heritage, flood risk, ecology, countryside policy, Green Belt, housing land supply or use class matters.
Other Developments
We review other developments in the area, and key appeal decisions and case law which may help your case.
Reasoned Planning Conclusions
A balanced and persuasive conclusion explaining why the proposal accords with policy, or why material considerations justify approval.
Types of Projects
Planning Statements for a Wide Range of Development Types
Cedar Planning prepares bespoke Planning Statements and supporting planning documents for homeowners, developers, architects, landowners, investors and commercial operators. Each document is written to support the specific application type, local policy context and likely planning risks.
Whether you need a concise planning application statement for a householder extension or a detailed planning policy statement for a more complex development, we can prepare clear, professional and submission-ready planning evidence.
Recent changes to the appeal system front-load the requirement for supporting documents for many forms of application. Don't miss your opportunity to provide a robust argument of your case by ignoring a robust and bespoke Planning Statement.
Commercial Development
Supporting statements for change of use proposals, retail and leisure schemes, employment sites, office conversions, mixed-use development and commercial planning applications where the business case and policy context need to be clearly explained.
Householder Development
Planning Statements for extensions, loft conversions, annexes, outbuildings, replacement windows, boundary treatments and alterations to existing residential properties where policy justification or a response to neighbour concerns is required.
Rural & Countryside Sites
Planning support for proposals in villages, hamlets, open countryside and sensitive rural landscapes, including agricultural buildings, rural worker dwellings, tourism uses, equestrian development and countryside business proposals.
Prior Approval Schemes
Planning Statements and supporting assessments for Class MA commercial-to-residential conversions, agricultural building conversions, larger home extensions and other permitted development or prior approval routes.
Specialist Planning Projects
Bespoke statements for HMOs, children's homes, heritage proposals, enforcement-related applications, lawful development certificates, flood risk sites, Green Belt development and complex planning scenarios.
Our Process
A Clear & Structured Planning Statement Process
We keep the process straightforward from the outset, providing clear planning advice, structured policy analysis and professionally prepared documentation tailored to your proposal. The aim is to make the strongest possible case at application stage, reducing the risk of avoidable objections, delays or refusal.
Our Planning Statement service can be provided as a standalone document or as part of a wider planning application package, including application submission, Design and Access Statements, heritage statements, sequential tests, planning appeals, feasibility studies and ongoing case officer negotiation.
01
Initial Review
We review the proposal details, site context, planning history, drawings, constraints and any existing correspondence with the Council. At this stage, we identify the key planning risks, likely policy issues and whether further supporting evidence is needed before submission.
02
Planning Policy Assessment
We assess the proposal against the adopted Local Plan, emerging policy where relevant, the National Planning Policy Framework, Planning Practice Guidance, supplementary planning documents and any appeal decisions or approvals that may assist the case.
03
Drafting the Statement
A bespoke Planning Statement is prepared to explain the proposal, address the relevant policy tests and present the planning justification in a clear and persuasive way. The document is written for planning officers, consultees and, if needed later, an Inspector reviewing the application history.
04
Review & Refinement
We review the document before issue to ensure the planning arguments are robust, concise and evidence-led. Where the proposal is sensitive or finely balanced, we refine the statement to address likely objections before they are raised by the Council or third parties.
05
Final Submission Support
The completed Planning Statement is issued ready for submission alongside your planning application. Where instructed, Cedar Planning can also submit and manage the application, liaise with the case officer, respond to queries and help protect the planning case through to decision.
Why Cedar Planning
A planning statement consultancy that works for you
Cedar Planning provides professional planning statement services across England, combining technical planning knowledge with clear, practical and commercial advice. We focus on producing documents that are useful, readable and directly relevant to the planning decision.
RTPI Chartered
Led by a Chartered Town Planner with experience across residential, commercial, rural, enforcement and appeal work.
Detailed and Strategic Approach
We ensure that our bespoke Planning Statements give your proposal the best chance of success. This includes a detailed review of the relevant planning policies and any decisions which may help your case.
Fixed, Transparent Fees
Every project is quoted with a clear fixed fee upfront, so you know what is included before instructing us.
Fast Turnaround
We work efficiently without cutting corners, with timescales agreed at the start depending on the scope and complexity of the statement.
Nationwide Coverage
Cedar Planning has advised across more than 125 Local Planning Authority areas, giving us insight into how different councils approach planning applications.
End-to-End Management
We can prepare the statement only, or manage the wider planning application process through to validation, officer assessment and decision.
Recent Projects
Planning Statements That Help Unlock Development Potential
We support a broad range of development proposals across England, from smaller residential schemes through to more complex planning projects.
Need a Professional Planning Statement?
Speak with Cedar Planning
Whether you're preparing a planning application, planning appeal or development proposal, Cedar Planning can provide clear, policy-led Planning Statements tailored to your project.
From the Cedar Planning blog
Read all 8 planning process guides
