How Planning Consultants Work With Architects, ft. John Snow at Tetrick Planning

In this Architecture Social conversation (around 57 minutes), Stephen Drew speaks with John Snow, chartered town planner and founder of Tetrick Planning, about what planning consultants actually do and how they work alongside architects. It is a practical introduction to the planning side of a project: how schemes get through the system, why Section 106 agreements exist, and how early planning advice shapes what a site can realistically deliver.

Who this is for

Architects, architectural assistants, Part 1 and Part 2 students, and practice staff who work with planning consultants and want to understand the planning process well enough to collaborate on it. It is also useful for anyone curious about planning as an alternative or complementary career path in the built environment.

Learning outcomes

1. You will be able to explain what a planning consultant does and where they add value across a project.
2. You will be able to describe how architects and planners collaborate through design-led and planning-led approaches.
3. You will be able to outline the purpose of a Section 106 agreement and how planning obligations offset a scheme's impact.
4. You will be able to distinguish between planning in the public sector and the private sector.
5. You will be able to apply space, accessibility and affordable housing standards when testing what a site can accommodate.
6. You will be able to communicate and negotiate more effectively with planning authorities and consultants.

What a planning consultant actually does

John describes planning as a discipline many people only see through its outcomes rather than its process. A planning consultant interprets local and national policy, advises on what a site can accommodate, and sets a strategy for getting a scheme consented. The work ranges from small householder projects through to conversions generating thirty or forty units and public inquiries on behalf of residents.

Design-led versus planning-led

He draws a clear distinction between starting with a design and then testing its compliance, and starting from what the policy will allow and then developing the design around it. Both approaches can work, but John argues the architect and planner relationship is the single biggest factor in getting the best out of a site. The planner sets the parameters; the architect brings them to life.

Section 106 and planning obligations

Section 106 agreements are used to secure contributions and mitigation that offset a scheme's impact on its surroundings. John explains how larger or more contentious developments, from retail to housing, use these obligations to balance economic benefit against local effects such as traffic, noise and demand on infrastructure.

Public sector versus private sector

John started at a local authority, which taught him how the planning process fits together and how to influence it. He moved into the private sector for the freedom to help clients pursue schemes that sit outside the default policy position, working proactively to find workable solutions.

Space standards, accessible homes and affordable housing

The conversation covers the standards new homes must meet, from minimum space standards in London to accessible dwelling requirements and affordable housing thresholds on larger schemes. John explains how these controls exist to raise the quality of new housing stock, including adequate natural light and usable internal space.

Negotiating with the local authority

Planning is rarely one size fits all. John describes the back and forth with authorities over what an individual site can support, and why a positive, relationship-led approach tends to produce better outcomes than treating planning as a fixed rulebook.

Communication as the core skill

Asked for his main advice to architects working with planners, John keeps it simple: listen first, and genuinely hear the other side before responding. Strong communication, he argues, is what keeps a professional relationship and a planning application on track.

Key terms

Planning consultant: an adviser who interprets policy and guides schemes through the planning system. MRTPI: chartered membership of the Royal Town Planning Institute. Section 106 agreement: a legal agreement securing contributions or mitigation tied to a consent. Permitted development and prior approval: routes for certain works without a full planning application. Environmental Impact Assessment: assessment required for larger or more sensitive developments. Local plan: the policy framework setting out where and how development can happen. Space standards: minimum internal sizes for new homes.

Reflective prompts for your CPD record

1. On your current project, is the approach design-led or planning-led, and how is that shaping the outcome?
2. Where in your process could earlier planning advice have saved redesign work?
3. How could you improve the way your team communicates and negotiates with planning consultants and authorities?

About the guest

John Snow (MRTPI) is the founder of Tetrick Planning, a planning consultancy based in Waterloo, London, advising architects, developers, landowners and business owners across London and the South East. He has around 16 years of planning experience across the public and private sectors, spanning retail, mixed-use, housing, minerals, waste and land management.