A planning feasibility assessment is an important early-stage review for landowners, developers and property investors considering a development project in the UK.
Before purchasing land or investing in detailed designs, it is important to understand whether the proposed development is likely to be acceptable in planning terms. A planning feasibility assessment examines the site, relevant planning policies, development constraints and potential opportunities to help establish whether a project is realistic.
The assessment does not guarantee planning permission. However, it can help identify planning risks, assess development potential and inform decisions before significant time and money are committed.
What Is a Planning Feasibility Assessment?
A planning feasibility assessment is a professional review of a site or property to determine whether a proposed development may be achievable from a planning perspective.
It considers the relationship between the proposed development and the planning policies, physical characteristics and constraints affecting the site.
The assessment may be prepared for a range of proposals, including:
- New-build housing
- Residential conversions
- Commercial development
- Industrial development
- Agricultural and rural development
- Change of use
- Extensions and alterations
- Mixed-use development
- Redevelopment of previously developed land
- Development on Green Belt land
The scope of the assessment will depend on the size, location, complexity and intended use of the site.
What Does a Planning Feasibility Assessment Establish?
A planning feasibility assessment may help answer the following questions:
- Is the principle of development acceptable?
- What planning policies apply to the site?
- Is the site within a settlement boundary?
- Is the land affected by Green Belt or other designations?
- What type of development may be suitable?
- What constraints could affect the proposal?
- Are specialist surveys likely to be required?
- What planning application route may be appropriate?
- Is the proposal likely to be financially viable?
- What changes could improve the development prospects?
Why Is a Planning Feasibility Assessment Important?
A development project can involve substantial costs, particularly where land acquisition, architectural design, surveys and professional advice are required.
A planning feasibility assessment can help reduce uncertainty by identifying potential problems before the project progresses too far.
Identifying Planning Risks Early
A site may appear suitable for development but be affected by restrictions that are not immediately obvious.
For example, the land may be located within the Green Belt, a conservation area or a flood-risk zone. It may also have limited highway access, protected trees, ecological constraints or a complicated planning history.
Identifying these matters early allows the proposed development to be reconsidered before significant expenditure is incurred.
Understanding Development Potential
The assessment can help establish the type and scale of development that may be achievable.
For example, a site may have potential for a single dwelling but not a larger housing scheme. Alternatively, an existing commercial property may be suitable for conversion but unsuitable for demolition and redevelopment.
Development potential should be considered alongside the suitability, availability and achievability of the site. Government guidance recognises these matters as important when assessing whether land is capable of being developed.
Supporting Land Acquisition Decisions
A planning feasibility assessment can be particularly useful before purchasing land.
Where a purchase price is based on the assumption that planning permission will be obtained, the planning position should be assessed before the transaction is completed.
The assessment may help a purchaser determine whether to:
- Proceed with the acquisition
- Negotiate the purchase price
- Make the purchase conditional on planning permission
- Consider an alternative use
- Avoid acquiring the site
What Is Included in a Planning Feasibility Assessment?
There is no single format for every planning feasibility assessment. The work should be tailored to the site and the proposed development.
Site and Location Assessment
The assessment will usually begin with a review of the site and its surroundings.
This may include:
- Existing use of the land or property
- Site boundaries
- Site access
- Surrounding land uses
- Existing buildings
- Settlement pattern
- Relationship with neighbouring properties
- Topography and physical characteristics
- Proximity to services and facilities
The location of the site can be particularly important because planning policies often distinguish between urban, suburban, rural and countryside locations.
Planning Policy Review
The relevant national and local planning policies will be reviewed to understand how the site is treated within the planning system.
This may include consideration of:
- The National Planning Policy Framework
- The adopted local plan
- Emerging local plan policies
- Supplementary planning documents
- Neighbourhood plans
- Housing and employment land policies
- Design policies
- Green Belt policies
- Heritage and conservation policies
- Environmental policies
Planning applications are generally determined in accordance with the development plan unless material considerations indicate otherwise. This makes an understanding of the relevant planning policy framework essential at the feasibility stage.
Planning History Review
The planning history of the site can provide valuable information about previous proposals and decisions.
The review may consider:
- Previous planning applications
- Refused applications
- Approved applications
- Existing planning permissions
- Conditions attached to permissions
- Enforcement notices
- Appeals
- Applications on neighbouring sites
Previous refusals may identify issues that need to be addressed in a new proposal. However, a previous decision will not necessarily determine the outcome of a new application because each proposal must be assessed on its own merits.
Development Constraints
A feasibility assessment should identify the main constraints that could affect the proposal.
These may include:
- Green Belt
- Conservation areas
- Listed buildings
- Flood risk
- Protected trees
- Ecology and biodiversity
- Landscape designations
- Highways and access
- Public rights of way
- Contaminated land
- Drainage
- Heritage assets
- Noise and air quality
- Neighbouring amenity
- Restrictive planning policies
The assessment may also identify whether further technical reports or specialist surveys are likely to be required.
What Are the Main Planning Considerations?
Principle of Development
The first question is whether the proposed use is acceptable in principle.
For example, a residential development may be supported within an appropriate settlement but resisted in an unsustainable countryside location.
The planning policy position will depend on the site’s location, existing use, proposed use and relevant local policies.
Design and Appearance
The scale, layout, appearance and design of the development will also be important.
The assessment may consider whether the proposal could:
- Respect the character of the area
- Respond appropriately to the site
- Avoid an overdevelopment of the land
- Provide suitable landscaping
- Protect important views
- Integrate with surrounding buildings
Highways, Parking and Access
The availability and suitability of access can have a significant effect on development potential.
The assessment may consider:
- Existing access arrangements
- Visibility splays
- Road capacity
- Parking requirements
- Servicing and delivery access
- Pedestrian and cycle connections
- Highway safety
- Emergency access
Where access is restricted or unsuitable, this may limit the scale or type of development that can be proposed.
Drainage and Flood Risk
Flood risk and drainage can affect whether development is appropriate and what mitigation measures may be required.
The assessment may review the site’s flood-risk designation, existing drainage arrangements and the likely need for sustainable drainage systems.
Ecology, Trees and Biodiversity
Protected species, mature trees, habitats and biodiversity requirements may affect the layout and deliverability of a development.
A feasibility assessment can identify whether ecological surveys, tree surveys or biodiversity calculations are likely to be necessary.
Heritage and Conservation
Sites located within conservation areas or near listed buildings and other heritage assets may be subject to additional planning considerations.
The assessment should consider whether the proposal could affect the significance, setting or character of a heritage asset.
Is Planning Feasibility the Same as Financial Viability?
Not necessarily. Planning feasibility focuses on whether a development may be acceptable in planning terms, while financial viability considers whether the project can be delivered economically.
However, the two assessments are closely connected.
A development may be acceptable in principle but financially unrealistic because of construction costs, infrastructure requirements or planning obligations.
What Can a Viability Assessment Consider?
A financial viability assessment may consider:
- Land acquisition costs
- Construction costs
- Professional fees
- Finance costs
- Infrastructure costs
- Planning obligations
- Community Infrastructure Levy
- Affordable housing requirements
- Biodiversity net gain costs
- Expected sales values
- Rental income
- Developer profit
- Abnormal site costs
Government guidance explains that viability involves assessing whether the value generated by a development exceeds the costs of developing it, including an allowance for profit.
For housing-led projects, development appraisals may also be used to examine scheme feasibility, funding applications, land bids and sensitivity testing.
When Should You Commission a Planning Feasibility Assessment?
A planning feasibility assessment can be commissioned at several stages.
Before Buying Land
This is often the most valuable time to obtain an assessment, particularly where the purchase price depends on future development potential.
Before Preparing Detailed Designs
The assessment can help establish the broad parameters of development before detailed architectural work begins.
Before Seeking Pre-Application Advice
A feasibility assessment can identify the key questions and potential issues to raise with the local planning authority during pre-application discussions.
Before Submitting a Planning Application
The assessment can act as a final strategic review, helping identify policy conflicts, missing information or design changes that may improve the application.
How Much Does a Planning Feasibility Assessment Cost?
The cost will depend on the scope and complexity of the work.
Factors affecting the fee may include:
- The size of the site
- The location
- The proposed development
- The number of planning constraints
- The complexity of the planning history
- Whether the site is in the Green Belt
- Whether viability advice is required
- Whether specialist consultants are needed
- The level of detail requested
A simple assessment for a small site may be relatively straightforward, while a large or complex development may require detailed policy analysis, technical input and viability testing.
The cost should be considered against the potential benefit of identifying planning risks before significant expenditure is committed.
What Happens After a Planning Feasibility Assessment?
The next step will depend on the findings of the assessment.
Proceed With the Proposal
If the assessment identifies a realistic opportunity, the next stage may involve preparing plans, obtaining specialist reports and seeking pre-application advice.
Revise the Development
The proposed scheme may need to be changed to address planning concerns.
This could involve reducing the scale, changing the layout, improving access or protecting neighbouring amenity.
Consider an Alternative Use
If the original proposal is unlikely to succeed, an alternative use may provide a more realistic development opportunity.
Do Not Proceed
In some cases, the planning risks may be too significant to justify further investment.
Identifying this at an early stage can prevent substantial costs from being incurred on an unsuitable project.
How Charrette Law Can Help
At Charrette Law, we provide planning and property advice to landowners, developers and investors considering development opportunities.
Our planning feasibility services can include:
- Reviewing the planning position of a site
- Assessing relevant national and local planning policies
- Reviewing planning history
- Identifying planning constraints
- Assessing potential development opportunities
- Advising on planning risks
- Considering alternative development options
- Advising on planning strategy
- Supporting pre-application discussions
- Assisting with planning applications and appeals
A planning feasibility assessment can provide a clear foundation for making informed decisions about land and property development.
Contact Charrette Law for professional advice on your proposed development and to assess the planning potential of your site.
Conclusion
A planning feasibility assessment is a valuable early-stage tool for landowners, developers and property investors.
By reviewing planning policy, site characteristics, planning history, development constraints and potential development options, the assessment can help establish whether a proposal is realistic before significant time and money are committed.
It can also support land purchase decisions, inform the design process and identify whether further technical or financial assessments are required.
Obtaining professional planning advice at an early stage can help reduce uncertainty and create a more effective strategy for progressing a development proposal.
Frequently Asked Questions
What is a planning feasibility assessment?
A planning feasibility assessment is an early review of a site or property to determine whether a proposed development may be achievable in planning terms.
Does a planning feasibility assessment guarantee planning permission?
No. It provides an informed assessment of planning opportunities and risks but cannot guarantee that planning permission will be granted.
Should I obtain a planning feasibility assessment before buying land?
Yes. It can help identify planning constraints and assess whether the proposed development potential justifies the purchase price.
What is the difference between planning feasibility and financial viability?
Planning feasibility considers whether a proposal may be acceptable under planning policy. Financial viability considers whether the development can be delivered profitably after taking account of costs and values.
Can a planning feasibility assessment consider Green Belt land?
Yes. It can review Green Belt policy, the type of development proposed and whether any exceptions or other planning considerations may apply.
How long does a planning feasibility assessment take?
The timescale depends on the size and complexity of the site, the amount of planning history and whether specialist input is required.
Can the assessment identify alternative development options?
Yes. Where the initial proposal presents planning difficulties, the assessment may identify alternative uses, layouts or development strategies with better planning prospects.
What happens after a planning feasibility assessment?
Depending on the findings, you may proceed with the proposal, revise the scheme, consider an alternative use or decide not to proceed.
