A planning feasibility study is an important first step for anyone considering developing land or changing the use of an existing property.
Before investing in architects, surveys, planning applications or construction, landowners and developers need to understand whether their proposal is likely to be acceptable in planning terms and whether the project is commercially realistic.
A planning feasibility study examines the opportunities and constraints affecting a site. It can help establish what may be developed, identify the planning risks and recommend the most suitable route towards obtaining planning permission.
What Is a Planning Feasibility Study?
A planning feasibility study is an initial assessment of a site or development proposal to determine its potential for planning permission.
The study normally reviews the site’s planning history, local planning policies, physical characteristics and likely development constraints. It may also consider the financial and practical implications of the proposal.
The purpose is not to guarantee planning permission. Instead, it provides an informed view of whether a development is likely to be achievable and what further work may be required.
A planning feasibility study can be prepared for:
- New-build housing
- Residential development
- Commercial and industrial schemes
- Property conversions
- Change-of-use proposals
- Agricultural and rural development
- Green Belt land
- Brownfield redevelopment
- Mixed-use schemes
- Extensions and replacement buildings
- Renewable energy projects
- Land promotion and investment decisions
Why Is a Planning Feasibility Study Important?
Identifying Planning Risks Early
Planning applications can be expensive and time-consuming. A feasibility study may identify fundamental problems before a formal application is submitted.
Potential risks may include:
- Development outside the settlement boundary
- Green Belt restrictions
- Flood risk
- Highway access problems
- Protected trees or habitats
- Heritage constraints
- Lack of infrastructure
- Unsuitable land use
- Conflict with local planning policies
- Previous planning refusals
- Restrictive planning conditions
Identifying these matters early allows the proposal to be amended or, where necessary, prevents further expenditure on an unsuitable project.
Understanding Development Potential
A site may have more than one possible development opportunity. For example, a property could potentially be extended, converted, subdivided or redeveloped.
A planning feasibility study can compare different options and identify which approach is most likely to provide a realistic planning and commercial outcome.
Supporting Land Acquisition Decisions
A feasibility study can be particularly valuable before purchasing land.
It may help a prospective purchaser assess:
- Whether the intended use is acceptable in principle
- The likely scale of development
- Whether planning permission is required
- Whether permitted development rights may apply
- The need for specialist surveys
- Likely planning obligations
- Potential access and infrastructure costs
- Whether the purchase price reflects the actual development potential
Government viability guidance makes clear that landowners, site promoters and developers should consider development costs, risks and policy requirements when making land transactions. The price paid for land is not, by itself, a justification for failing to comply with planning policy.
What Does a Planning Feasibility Study Include?
Site Location and Existing Use
The study begins with an assessment of the site’s location and current use.
This may include reviewing:
- The site area and boundaries
- Existing buildings
- Access arrangements
- Surrounding land uses
- Nearby residential properties
- Existing infrastructure
- The relationship with the settlement
- The character of the surrounding area
The location of a site is often central to the planning assessment because development opportunities can differ considerably between urban, suburban, rural and protected areas.
Planning Policy Review
The relevant planning policies are reviewed to determine whether the proposed development is supported in principle.
This may include:
- The National Planning Policy Framework
- The local plan
- Neighbourhood plans
- Supplementary planning documents
- Design guides
- Housing and employment land policies
- Green Belt policies
- Heritage policies
- Environmental policies
- Parking and transport standards
Planning applications must generally be determined in accordance with the development plan unless material considerations indicate otherwise. The National Planning Policy Framework is also a material consideration where relevant.
The policy review should identify both supportive policies and potential conflicts that may need to be addressed.
Planning History
The planning history of the site and nearby properties can provide useful information about how the local planning authority has approached similar proposals.
The review may consider:
- Previous planning applications
- Refusals
- Appeals
- Existing permissions
- Extant permissions
- Lawful development certificates
- Enforcement notices
- Planning conditions
- Applications for neighbouring sites
Planning history can be relevant when assessing a new proposal, although an earlier decision does not automatically determine the outcome of a future application.
Development Constraints
A feasibility study should identify physical, environmental and legal constraints that may affect the development.
These may include:
- Flood zones
- Surface water drainage
- Highways and access
- Rights of way
- Easements
- Land contamination
- Protected trees
- Ecology
- Landscape sensitivity
- Listed buildings
- Conservation areas
- Archaeology
- Noise
- Air quality
- Ground conditions
- Utilities
- Topography
- Agricultural land classification
- Green Belt or other land designations
Not every constraint will prevent development. However, each issue may affect the design, cost, timescale or likelihood of planning approval.
Initial Development Capacity
The consultant may assess how much development the site could potentially accommodate.
For a residential site, this could involve considering:
- The number of homes
- The type and size of dwellings
- Site density
- Building heights
- Private amenity space
- Parking provision
- Affordable housing
- Access and circulation
- Landscaping
- Open space
- Biodiversity requirements
For commercial or industrial land, the assessment may consider:
- Floor space
- Building height
- Servicing arrangements
- Loading and unloading
- Vehicle movements
- Parking
- Noise
- Operating hours
- Employment use
- Relationship with nearby properties
Any capacity estimate at this stage is indicative. A detailed design and technical assessment may result in a different development yield.
What Are the Main Planning Considerations?
Principle of Development
The first question is whether the proposed use is acceptable in principle.
For example, a proposal for housing on land allocated for employment may face significant policy objections. Similarly, a commercial use in a predominantly residential area may require careful assessment of its effect on the surrounding community.
Design and Appearance
The scale, layout, height, materials and appearance of a development can affect whether it fits its surroundings.
A feasibility study may identify:
- Appropriate building heights
- Suitable site layout
- Important views
- Landscape character
- Opportunities for good design
- Potential effects on neighbouring properties
Highways, Parking and Access
Access and transport issues can be critical to development viability.
The assessment may consider:
- Whether a safe access can be created
- Visibility splays
- Road capacity
- Traffic generation
- Parking standards
- Pedestrian access
- Cycle access
- Emergency vehicle access
- Refuse collection
- Servicing and delivery arrangements
Drainage and Flood Risk
Flood risk and drainage can affect whether a site is suitable for development and may require specialist technical evidence.
The feasibility study should identify whether the proposal may need:
- A flood-risk assessment
- A drainage strategy
- Sustainable drainage systems
- Surface water management
- Foul drainage investigations
- Consultation with relevant authorities
Ecology, Trees and Biodiversity
Protected species, habitats, trees and biodiversity requirements may affect the layout and cost of a development.
Early ecological and arboricultural advice can help identify areas that should be retained, protected or incorporated into the design.
Heritage and Conservation
Development affecting listed buildings, conservation areas or other heritage assets may require additional justification and specialist reports.
The feasibility study should identify whether the proposal could affect the significance or setting of a heritage asset and whether the design should be adapted.
Is a Planning Feasibility Study the Same as a Planning Application?
No. A feasibility study is an initial assessment, while a planning application is a formal request for planning permission.
A feasibility study may be prepared before:
- A concept design
- Pre-application discussions
- Specialist surveys
- A planning statement
- A full planning application
A planning application normally requires prescribed information, including plans and drawings, ownership certificates and, where applicable, a design and access statement or other supporting documents.
The feasibility study helps determine which application route may be appropriate and what information is likely to be needed.
When Should You Commission a Planning Feasibility Study?
Before Buying Land
This is often the most valuable stage because it allows the purchaser to understand the development risks before committing to the transaction.
Before Preparing Detailed Designs
A feasibility study can help ensure that the design brief reflects the planning position and site constraints.
Before Applying for Pre-Application Advice
The study can provide a structured basis for discussions with the local planning authority.
Before Submitting a Planning Application
A final feasibility review can identify missing information, unresolved constraints or aspects of the proposal that may need to be revised.
How Much Does a Planning Feasibility Study Cost?
The cost will depend on:
- The size of the site
- The proposed development
- The location
- The complexity of planning policies
- The site’s designation
- The amount of research required
- Whether specialist surveys are needed
- Whether viability advice is included
- Whether pre-application discussions are required
A simple desktop assessment may cost less than a detailed feasibility study involving site visits, concept plans, technical consultants and financial modelling.
Before instructing a consultant, request a written quotation explaining:
- The scope of work
- The documents to be reviewed
- Whether a site visit is included
- Whether specialist reports are included
- The expected timescale
- The fee structure
- Any additional costs
What Happens After a Planning Feasibility Study?
The outcome will usually recommend one of several options.
Proceed with the Proposal
If the site appears suitable, the next step may be to prepare concept designs, obtain pre-application advice and commission the necessary reports.
Revise the Development
The consultant may recommend reducing the scale, changing the use, moving buildings, improving access or addressing environmental constraints.
Consider an Alternative Use
Where the original proposal is unlikely to succeed, an alternative development option may be more appropriate.
Do Not Proceed
In some cases, the study may identify significant planning, technical or financial risks. Deciding not to proceed may prevent substantial unnecessary expenditure.
How Charrette Law Can Help
Charrette Law can assist landowners, developers and investors with planning feasibility studies and early-stage development advice.
Our services may include:
- Initial site assessments
- Planning policy reviews
- Planning history research
- Development potential assessments
- Land use advice
- Green Belt and rural planning advice
- Planning constraint reviews
- Development strategy
- Pre-application advice
- Planning application preparation
- Coordination of specialist consultants
- Advice on planning refusals and appeals
We can help you understand the planning position before you commit to detailed design, land acquisition or a formal planning application.
Conclusion
A planning feasibility study provides an essential early assessment of whether a proposed development is likely to be achievable.
By reviewing planning policy, site constraints, development potential and likely costs, it can help landowners and developers make better-informed decisions and reduce avoidable planning risk.
Whether you are considering a new-build project, property conversion, change of use, agricultural development or redevelopment of brownfield land, obtaining professional advice at the feasibility stage can provide a clearer route towards a successful planning application.
Frequently Asked Questions
What is included in a planning feasibility study?
A planning feasibility study may include a site appraisal, planning policy review, planning history assessment, development capacity review and identification of physical, environmental and legal constraints.
Does a planning feasibility study guarantee planning permission?
No. It provides an informed assessment of the likelihood of planning approval but cannot guarantee the outcome of a planning application.
Is a planning feasibility study necessary before buying land?
It is not legally required, but it can be highly valuable because it may identify planning risks and development limitations before the purchase is completed.
How long does a planning feasibility study take?
The timescale depends on the complexity of the site and the level of investigation required. A basic desktop assessment may be completed relatively quickly, while a detailed study involving specialist consultants may take longer.
Can a planning feasibility study assess Green Belt land?
Yes. It can review Green Belt policy, the proposed use, potential exceptions, site constraints and whether there may be a realistic planning case for development.
Can a planning feasibility study include financial viability?
It can. Where required, the study may consider development value, construction costs, professional fees, planning obligations, infrastructure costs, land value and developer return. Government guidance describes viability as an assessment of whether the value generated by a development exceeds the costs of developing it.
What is the difference between planning feasibility and development feasibility?
Planning feasibility focuses primarily on whether a proposal is likely to be acceptable under planning policy and other planning considerations. Development feasibility is broader and may also examine financial, technical, legal and construction matters.
