Planning permission is won long before the decision is made.

Author | Paul Skuse, Oakfield Design & Creation

Oakfield Property Insight
Part Two of our conversation with Paul Fong, Founder of Morgan Elliot Planning.

Everyone Says Planning Is Broken.
Paul Fong Thinks We’re Asking the Wrong Question.

In part one of this interview, Paul Fong challenged one of the property industry’s most repeated statements, arguing that the planning system isn’t necessarily broken, but has instead become significantly more sophisticated.

Success, he explained, no longer comes from simply submitting a technically sound planning application. It comes from leading the entire process through careful strategy, robust evidence and what he describes as “360 Planning”.

In the second part of our conversation, we explore perhaps the most overlooked aspect of successful planning: building confidence amongst everyone involved in the decision-making process.

Paul Skuse: Last time you described planning as leadership rather than simply policy. How important is it to understand the people behind the planning process?

Paul Fong, Founder, Morgan Elliot Planning:
For me, it’s absolutely fundamental because planning has always been about people as much as it has been about policy.

There’s an old saying within the profession that planning officers make recommendations while politicians make decisions and, although it’s a simplification, it reminds us that planning isn’t simply a technical exercise. Every application eventually arrives at a point where people have to make a judgement and, naturally, those people need confidence that they’re making the right decision.

Our role is to provide that confidence.

That doesn’t mean trying to persuade someone against their better judgement or finding ways around the planning system. Quite the opposite. It means demonstrating that every issue has been properly considered, every stakeholder has been listened to and every opportunity has been taken to improve the scheme before it reaches the decision-making stage.

Sometimes a planning officer may have reservations, while elected members see the wider social or economic benefits of a development. Equally, there are occasions where technical concerns need addressing before a proposal can move forwards. Understanding those different perspectives allows us to shape both the development and the way it is presented, ensuring decision makers are considering the complete picture rather than simply one element of it.

Ultimately, confidence is built through preparation.

Paul: It feels as though you’re representing far more than simply the developer’s interests.

Paul Fong:That’s exactly how we see it because, while the developer is naturally our client and their objectives remain central to everything we do, successful planning depends upon understanding every party involved.
The local authority has objectives.

The community has concerns.

Businesses have aspirations.

Environmental organisations have legitimate interests.

Local councillors have responsibilities to the people they represent.
If you ignore any one of those perspectives, you’re immediately making your own job more difficult.

That’s why we spend so much time understanding the wider context surrounding a site. Once you appreciate what each stakeholder is hoping to achieve, you can begin shaping a proposal that delivers benefits across a much broader spectrum than simply the commercial success of the development itself.

That doesn’t mean every stakeholder will agree with every proposal because development inevitably brings change and change will always create differing opinions. However, when people can clearly see that every issue has been acknowledged and thoughtfully addressed, conversations become considerably more constructive.

Paul: Community consultation often worries developers. They assume they’ll simply face objections.

Paul Fong:That’s understandable, but I think people often misunderstand why communities object in the first place.

Most people don’t automatically oppose development. More often, they’re uncertain about what that development actually means for them.
People naturally fear change, particularly when it’s happening close to where they live. If they don’t understand the proposal, they’ll often assume the worst because nobody has yet demonstrated otherwise.

That’s why engaging early is so important. We’ve worked on schemes where local residents initially had significant concerns, only for those concerns to soften once they understood the quality of the proposed development, the additional community facilities being created or the wider benefits the scheme would bring.

Communication changes everything.

If you’re prepared to engage openly and honestly, explaining not only what you’re proposing but why you’re proposing it, people often become far more receptive than many developers expect.

You won’t remove every objection because that’s simply unrealistic, but you can create understanding and understanding invariably leads to better outcomes.

Paul: So, for developers, planning really begins long before the application is submitted?

Paul Fong: Without question. In fact, I’d say the planning strategy is often one of the most valuable investments a developer can make because it shapes everything that follows.

We’re fortunate that we’re usually appointed at the very beginning of a project, often before any design work has really commenced. That gives us the opportunity to understand the site properly, identify opportunities and constraints, assemble the right consultant team and establish a strategy that everyone can work towards from day one.

Trying to change direction halfway through a planning application is always much more difficult because every consultant has already completed work based upon the original brief. If that strategy wasn’t right at the outset, making changes later inevitably adds both time and cost.

By investing more thought at the beginning, you avoid many of those problems altogether.

Planning, like most things, becomes much easier when you begin with a clear strategy.

Paul: Developers often ask whether every scheme should simply head to appeal if planning permission is refused.

Paul Fong:
Appeals certainly have their place and there are occasions where they’re absolutely the right course of action, but they shouldn’t become the default strategy.

An appeal can easily add another eighteen months to a programme, significantly increasing costs while delaying the entire development.
Our preference is always to secure planning permission first time because that’s invariably better for everyone involved.

The way we achieve that is by investing the effort before the application is determined rather than after it’s refused.

If you’ve built a technically robust case, engaged intelligently with stakeholders and created a proposal that genuinely responds to local issues, you dramatically increase your chances of avoiding an appeal altogether.

That’s ultimately a much better outcome for both the developer and the local authority.

Paul: The Government has made clear that it wants to accelerate sustainable development. Are you beginning to see that filtering through?

Paul Fong:
I believe we are. Every Government inevitably approaches planning slightly differently, but the current direction of travel is encouraging because there’s a growing recognition that the country needs more housing, more employment space and more sustainable development if we’re going to meet future demand.

That doesn’t mean lowering standards or approving poor developments because nobody benefits from that.

What it does mean is creating a planning system that allows genuinely sustainable, well-designed developments to move through more efficiently than they perhaps have in recent years.

From my perspective, many planning officers welcome that clarity because, like us, they want to see good development delivered. They care deeply about the places they’re helping to shape and, when developers present well-considered proposals that genuinely respond to local needs, there is often far more common ground than many people realise.

Planning works best when everyone shares the same objective.

Paul: Finally, if you could leave developers with one piece of advice, what would it be?

Paul Fong:
Engage early and engage intelligently.

Don’t begin by asking how quickly planning permission can be achieved. Begin by asking what the very best development for that site could look like and then build a strategy capable of delivering it.

Understand the opportunities and the constraints. Surround yourself with the right people and allow every specialist to contribute towards a common objective.

Most importantly, remember that planning isn’t simply about obtaining consent. It’s about creating places that communities will live with for generations, which means every decision made today has consequences far beyond the construction programme.

When you approach planning with that mindset, you’re no longer trying to overcome obstacles. You’re creating developments that deserve to succeed.

–

During our conversations, it became clear why Morgan Elliot Planning has developed a reputation for handling some of the region’s more challenging and complex projects. Paul Fong’s approach isn’t centred on finding shortcuts through the planning system. Instead, it’s built upon understanding every stakeholder, leading every stage of the process and creating strategies that give developments the strongest possible chance of success from the very beginning.

Perhaps that’s the biggest takeaway of all.

Planning permission isn’t won when an application reaches committee. More often than not, it’s won months earlier through careful preparation, thoughtful collaboration and the confidence that comes from genuinely understanding everyone involved.

Continue the Conversation
If you’re assessing a development opportunity, considering the potential of a site or simply want to discuss how an early planning strategy could strengthen your next project, Paul Fong would be delighted to hear from you.

Paul Fong
Founder, Morgan Elliot Planning
LinkedIn: @PaulFong
Website: morganelliot.co.uk
Email: Paulfong@morganelliot.co.uk
Direct Dial: 07770 268650

Oakfield Property Insight is an editorial series exploring the people, ideas and strategies shaping residential and commercial development across the South West. Through conversations with leading developers, planners, architects, estate agents and industry specialists, we aim to share practical insight that helps landowners, developers and property professionals make better-informed decisions while creating places that will be enjoyed for generations to come.