Britain's property planning king
The Telegraph
Chartered town planner, author and journalist.
Martin Gaine is a chartered town planner, founder of planning consultancy Just Planning and author of How to Get Planning Permission: An Insider's Secrets.
He solves planning problems for homeowners and smaller property developers who have become tangled up in the UK's complicated and confusing planning system.
As featured in
A chartered town planner (MRTPI) who has worked on both sides of the system. Through Just Planning, Martin and his team handle planning appeals, enforcement notices and applications for homeowners and small developers across the UK.
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How to Get Planning Permission shares an insider's secrets for getting your project approved. Planning for HMOs is the practical guide for landlords and investors. A second edition of How to Get Planning Permission is on its way.
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Martin writes for The Telegraph and is one of Build It magazine's resident planning experts. He has been featured in The Times, The Sunday Times, the Mail on Sunday and on London Live.
A planning maestro
The Telegraph
Straight-talking guides to the planning system, written by someone who has sat on both sides of the table.
The guide Martin wishes every homeowner read before applying. It covers finding the right architect, building a good relationship with your case officer, dealing with objections and conditions, and what to do if the council says no.
“Great service and brilliant insight into planning. The book is a great read.”
Paperback, Kindle and audiobook
Everything landlords and investors need to know about planning permission for houses in multiple occupation, from Article 4 directions to what councils look for in an application. Essential reading before you buy.
“Securing this planning permission took two years, and there were numerous obstacles and challenges along the way. Martin remained persistent, proactive, and determined throughout, continuously fighting for the best possible outcome and never giving up despite the difficulties we encountered.”
“A planning maestro”
“Britain's property planning king”
“After my prior approval application for a 6m rear extension was refused, Martin quickly identified weaknesses in the reasoning and gave clear, pragmatic advice from the outset. … The appeal statement he prepared was exceptionally well written and ultimately resulted in the appeal being allowed by the Planning Inspectorate.”
“Martin is an exceptional professional, who answered promptly and kindly all of our questions. He wrote a concise, strong and thoughtful appeal, which was a pleasure to read. We don’t have enough words to express our gratitude for his support…”
“We had been trying to receive planning permission for an extension and renovation but due to the complex nature of our property (conservation area and non-designated heritage asset) we were consistently rejected over a 2.5 year period. In a very short time period, Martin had drafted a succinct appeal response to tackle all the points for the LPA.”
“When I first contacted him, I was dealing with a very stressful planning enforcement enquiry after my retrospective planning application had been refused. … From day one, Martin was incredibly knowledgeable, calm and approachable. No matter how many questions I had or how many times I needed reassurance, he was always happy to help and explain things clearly. I never felt like I was just another client.
What I appreciated most was that he was honest throughout. He never overpromised or gave false hope, but instead focused on putting together the strongest possible appeal based on planning merits. Thanks to his stellar expertise and hard work, my appeal was allowed by the Planning Inspector, which has been an enormous relief.”
“Great service from Martin who helped us challenge a decision about extending our kitchen forward by about 1.5m to align with an existing porch… The LA said it would alter the character of the neighbourhood, but the appeal decision said the area was “an eclectic mix” already… a point Martin got across for us very effectively.”
Practical guides to the planning system, written by Martin.
HMOs
From concentration policies and layout to parking and neighbour impact, and how to strengthen your case.
HMOs
Article 4 directions block many HMO conversions. Here’s how they work, and how you may be able to get around them.
Appeals
When costs can be awarded, what counts as unreasonable behaviour, and the deadline for Part 1 costs applications.
Short answers to the questions Martin hears most. Each links to a full guide.
All articlesOften, yes. Around 40% of planning appeals succeed, there's no fee for most appeals, and a decision usually takes five to six months. It's worth it when the council's reasons are weak or poorly evidenced; if the refusal points to real flaws in the scheme, amending and resubmitting may be better.
Read the full guideUsually not. Case officers judge an application against planning policy, and objections about property values, lost views or boundary disputes carry little weight. Objections matter when they raise a genuine planning issue the officer missed, or when enough of them send the application to the planning committee.
Read the full guideDon't ignore it. A notice usually takes effect 28 days after it's served, and failing to comply after that is a criminal offence. Get advice from a chartered town planner straight away: an appeal is almost always worthwhile, and it usually pauses the notice while it's decided.
Read the full guideIt depends on the size and the area. Turning a house into a small HMO is usually permitted development, but a large HMO, typically seven or more people, always needs planning permission. Where the council has an Article 4 direction, even a small HMO needs full permission.
Read the full guideSometimes. Winning the appeal isn't enough: you need to show the council behaved unreasonably, for example by refusing without a legitimate planning reason, and that this cost you money. You can usually recover the direct costs of the appeal, such as consultant's fees, and you should apply when you lodge the appeal.
Read the full guide
Refused permission or facing enforcement? Martin’s consultancy, Just Planning, handles appeals and enforcement notices for homeowners and small developers. Send over the paperwork and the initial advice is free.
