Mark Jones Planning Consultancy

A friendly, customer focussed planning consultancy based in Saddleworth, Greater Manchester

About usAbout us
Mark Jones Planning Consultancy started in January 2012 as a small and friendly customer focussed planning consultancy that offers planning advice in an open, honest and transparent way.

Mark Jones is a Chartered Town Planner with over 30 years hands on planning experience in local government and in the private sector.  He holds a BA Hons degree and Bachelor of Town Planning Degree and has been a Chartered Member of the Royal Town Planning Institute since 1995.  He also has a Diploma in Management Studies and a Postgraduate Certificate in Education.

Over the years the core values of the business haven't changed and it continues to offer a personal planning and consultancy service whether you are a business that wishes to expand or a homeowner who is having trouble obtaining planning permission - we are here to help you!

Our consultancy has a diverse client base ranging from medium sized businesses to individuals. Our aim to exceed the expectations of our customers and to offer a bespoke service by only offering a planning service that we know we can deliver.

Once you become a client we ensure that you are regularly updated either by a phone call, face to face meeting or through an email. One of our greatest strengths is to provide impartial advice and to explain the complexities of the planning system.

Many of our clients return and often become friends, which shows how happy they are with our service.

We also work alongside many architectural practices and technologists as well as tree consultants, noise consultants and surveying companies to provide a comprehensive service. We recommend the relevant professionals to ensure that our planning submission stand the best chance of success.

Our planning services include:

  • Planning applications and appeals

  • Site appraisals and development opportunity assessments

  • Planning enforcement issues - enforcement notices and threats of enforcement action

  • Specialist advice with regards to:-

  1.   Green Belt development
  2.   Barn/agricultural building conversions
  3.   Household extensions
  4.   Hot food takeaways and restaurant uses
  5.   Garden developments  
  6.   Housing schemes
  7.   Commercial schemes
  8.   Agricultural and residential permitted development applications

  • Development Plan representation

  • Design advice

Our PLANNING ServicesOur PLANNING ServicesOur PLANNING Services


The main part of our business is to act on behalf of applicants to secure planning permission for development proposals.  We have over thirty years of planning experience, with 20 years of it working for Councils.

We understand the planning process and recent changes in National planning guidance in the form of the National Planning Policy Framework and National Planning Practice Guidance.  

We can recommend Architects and Architectural Technicians to work with us to get a scheme ready for planning submission. By working together you get our expertise in understanding the complexities of the planning system as well as access to qualified designers.  We can also bring in other experts, when necessary, to provide advice in respect of trees, ecological issues, land contamination, topographical surveys and flood risk.


Receiving a refusal of planning consent can be incredibly frustrating.   In November 2017 we formed  Planning Appeals North West as a sister business to our planning consultancy to meet the increased demand.    Please have a look at our website for more information about the types of planning appeal that we get involved with and some of our success stories.

Planning appeals are not just about appealing against the refusal of planning permission, but about appealing against unreasonable planning conditions, enforcement notices and the failure of a planning authority to determine an application within the prescribed time period.

A detached garage was built in the 1980s under permitted development.  It was subsequently attached to an existing 1900s barn to form a dwellinghouse with planning permission.  A small extension was added to the garage and the Council came to the conclusion that as the garage had been attached to the original barn it was now an extension to the original barn and the extension was therefore a disproportionate addition to the original building.  The Planning Inspector disagreed and concluded that the 1980s garage, as originally built in its detached form, should be regarded as the original and on that basis the extension was not a disproportionate addition.
We are absolutely delighted to have obtained planning permission for the demolition of a stone barn/workshop in the Green Belt, in Saddleworth.  

Working closely with Creative Architecture Ltd we have delivered two truly outstanding houses that will deliver lifetime homes for the applicant and her family. By managing the client's initial expectations a fantastic housing scheme has been delivered for local people.

Working closely with Council Planners minor amendments were made to the initial concept drawings, which reduced the need for onerous planning conditions to be imposed.  We can't wait to see the finished properties.
Appeal success - ridge height increased and rear dormer
Working with Tice and Co Architects we have obtained a successful appeal against Leeds City Council to raise the ridge height of the house and build a large rear dormer.  Planning Inspector agreed with our assessment that:

“The proposal would increase the ridge line of the appeal property. However, the existing ridge line is lower than the neighbouring dwellings and, as such, the proposed increase of 0.9m would not be unduly dominant. Given the distinctive nature of the host property in its design and positioning near the entrance to the street, raising the ridge height by a small amount would not, on this particular property, set a precedent for other dwellings in the street.”

In terms of the rear dormer the Inspector concluded:

“The rear flat roof dormer would be a large box like structure and would be prominent to the rear. However, the host property is a large, detached dwelling and the proposed dormer would be set in from all sides leaving parts of the roof slope exposed. In this context it would not appear unduly obtrusive or excessive in scale in relation to the host property, even though it would be a prominent feature on the roof. Moreover, large box like dormers do form part of the existing character to the rear of neighbouring properties and in this regard, it would not appear incongruous on the slope.”
Permission granted IN GREEN BELT for new tourist accommodation in saddleworthPermission granted IN GREEN BELT for new tourist accommodation in saddleworth
Holiday Chalet Approved in Uppermill Conservation Area

Working alongside PLanz Architecture a new holiday chalet has been granted planning permission in the Uppermill Conservation Area and Green Belt, on the site of a former timber stable. With views across the Huddersfield Canal and up to Pots and Pans this high-end holiday lodge will be ideal for couples and young families to enjoy the delights of Saddleworth as a tourist destination for short breaks especially during key festivals such as the Whit Friday Band Contest, the Rushcart Festival and Yanks weekend.

The holiday lodge will have a double bedroom with kitchen/diner and bathroom. It will be a modular building that is built off-site. It will be clad in cedar with its rear wall being clad in natural stone. A sedum roof is also proposed. There will be a retractable awning on the deck and fire pit.

Holiday Cottage Approve at Former Stables in Grasscroft

Working with Studio OL3 permission has been granted to convert a stable in the Green Belt into a two bedroom holiday cottage with outside hot tub with amazing views across the Saddleworth Valley.

The Council Planning Officers fully supported the need for additional tourist facilities in Saddleworth and granted consent for the lodge and cottage. Both schemes still needed to comply with strict park and access requirements as well as ensuring a satisfactory amenity is provided for existing and future residents.

Another fantastic appeal success at a mid-terraced house (C3 use) in Eccles to convert it into a small 5 person HMO (C4 Use) despite the Council raising objections to the proposal on the basis that the proposed development would not provide acceptable living conditions for future occupants.

Salford Council have a blanket Article 4 Direction which removes normal permitted development rights for changes of use from Class C3 to Class C4 in order to manage amenity and character impacts associated with HMOs, as well as to ensure that balanced communities are maintained within the City.

Planning Inspector Nigel Harrison noted the Council’s licensing team confirmed the scheme would fully comply with its HMO standards with appropriate accommodation being provided. He also confirmed that all bedrooms would be laid out so that they could accept a single or double bed, other necessary furniture, and some storage space. Bedroom sizes exceeded the Council’s Standards for HMOs. Whilst the Council’s HMO Guidance does not form part of the development plan, it is a Council document that has been prepared to ensure HMOs adhere to acceptable standards.

The Framework sets out three overarching objectives to achieving sustainable development. One of these, the social objective, seeks to support strong, vibrant, and healthy communities by ensuring that a sufficient number and range of home types is provided to meet the needs of present and future generations. The appeal proposal was considered to play a part in meeting these objectives.
The Planning Inspector also granted a Full Award of Costs in favour of the appellant on the grounds of the unreasonable behaviour of Salford Council resulting in unnecessary or wasted expense.
Permission Granted for three houses on GREEN BELT  cattery site
We are so pleased to have obtained outline planning permission for three detached houses within Chadderton Fold.  

The site is located within the Green Belt where development is tightly controlled. The Council's Planning and Highway Officer's both agreed that access to the site was safe and would result in much needed housing within the Borough.

The height of the dwellings is restricted to single storey, but each property has a large garden and most of the important tree belt has been retained.
Detailed planning permission has been obtained for an infill house within the Stone Breaks Conservation Area.  

Constructed in natural stone with a slate roof the house will preserve and enhance the character and setting of the Conservation Area.

Working positively with the Planning Officers ensured that a design was secured that was appropriate to the area as well as achieving adequate privacy and amenity standards.

The scheme includes integrated bird and bat boxes and enhancements to the ecology of the area through tree and hedgerow planting.
Permission has been successfully granted for the conversion of a historic workshop into a pair of houses and the redevelopment of the remaining site to accommodate two detached bungalows with access improvements.

Working with Aspin & Co, Chartered Surveyors we were able to demonstrate that there was no commercial viability with retaining the commercial use and full support was given by Tameside Planners and Committee Members.

A courtyard design was chosen to reflect the historic arrangement of buildings.

The proposal will provide a small, sustainable housing scheme that will provide a range of house types to create mixed and balanced communities.
Working with Studio OL3 detailed planning permission close to Glossop Town Centre and adjoining St James Conservation Area.  

Working proactively with the Council Planners, Conservation Officer, Highway Engineer and Arboricultural Officer a scheme has been designed that the Planner has assessed to be of 'high quality' and preserves the setting of the adjacent conservation area.

Measures to improve biodiversity within the site have been achieved including integrated bird and bat boxes, native hedgerow planting and trees.
Infill house granted adjoining conservation area in glossop
We have recently been granted Prior Approval to convert a number of agricultural buildings in the Saddleworth area of the Greater Manchester Green Belt into dwellinghouses as permitted under Part 3, Class Q of the Town and Country Planning (General Permitted Development) Order 2015. These have included conversions at Sandy Lane Farm, Heights Fold Farm and Springhill Farm.  

To meet the provisions of Class Q, strict criteria must be satisfied including the agricultural buildings having been used for the purposes of agriculture on the 20 March 2013, or last used for agriculture before that date if unused on 20 March 2013.  Class Q development does not apply for buildings built after March 2013.

Part Q a. and b. of the Act allows for the following:

  • Creation of up to 3 larger dwellings (up to 465 sq m); up to 5 smaller dwellings (up to 100 sq metres each) or a combination of larger and smaller dwellings of which the number of larger dwellings cannot exceed three and the total number of dwellings cannot exceed five on each established agricultural unit by conversion of existing buildings;
  • The development must not result in the external dimensions extending beyond the external dimensions of the existing building at any given point;
  • The installation or replacement of windows, doors, roofs, exterior walls, water, drainage, electricity, gas and other services to the extent reasonably necessary for the building to function as a dwelling;
  • Partial demolition to the extent reasonably necessary to carry out the building operations above.
  • The curtilage of the dwellings should not be any larger than the land area occupied by the agricultural building.
If you have an agricultural building that meets the above criteria please get in touch to see if we can help you.

Prior Approval Consents - Part Q conversion agricultural building to dwellinghousesPrior Approval Consents - Part Q conversion agricultural building to dwellinghouses
Working alongside Studio OL3 Architects we have secure planning permission for a modern infill house within the side garden of a property in Saddleworth.  The house is to be built in natural stone with a slate roof to fit in with the Saddleworth vernacular was fully supported by the Planners.

The site is located close to trees covered by a group Tree Preservation Order and by working with out Arborists at Urban Green we modified the scheme to include a cellular confinement system for part of the driveway and permission to carry out works to the protected trees that overhang the application site.

The Planners considered it to be acceptable in land use terms and would not have a harmful effect on residential amenity or the character of the street scene.

Approval granted for business centre in RoytonApproval granted for business centre in Royton
Working with Studio OL3 detailed planning permission has been granted for a mixed use industrial scheme within Moss Lane Industrial Estate, Royton.

The scheme includes a block of five units, each measuring 2,000 sq ft and will be available for a mixture of B1 - Business, B2 - General Industrial or B8 - Storage or Distribution Use. The units can be combined as one or more larger unit, depending on the nature of the business.

The units will be marketed through Breakey & Nuttall

Three detached houses, The Heath, Glossop
Working with OL3 Architects detailed planning permission has been secured for three detached houses.  

The site contains a beautiful TPO oak tree. Working with Council Officers and our own Arboricultural Consultants the design was modified to secure the retention of the protected tree, whilst at the same time deliver sustainable development.

During early 2020, permission was granted for minor amendments to the approved scheme.  Positively working together with the case officer resulted in no pre-development conditions being necessary as all information was provided with the application.  
  • 4 Sykes Close, Greenfield, United Kingdom

What service can I expect to get?

We are Chartered Town Planners and follow the Royal Town Planning Institute Code of Professional Conduct.  

We act with competence, honesty and integrity and provide you with independent planning advice.

Before being commissioned to undertake the work we will meet with you to discuss the following:-

• scope of the advice which the client really needs.
• the client’s objectives in commissioning the work.

• timetable to which the client wants you to work.

• professional resources that you will need to put into the work.

• outputs and deliverables required by the client.

• background information and technical data that are available from the client.
• financial or budgetary constraints on the extent of the work.

• any specific requirements the client may have about the way the work is to be managed.

A short letter is always provided explaining what is included within the commission, when and how the work will be performed, and what the estimated costs are likely to be.

How much does it cost?

Each commission is different depending on its complexity and the amount of time taken.    

We provide a fee range that the commission will usually fall within and if it starts to exceed this limit then we talk it through with you and agree additional fees beforehand.  This is usually because of additional work, attendance at Planning Committee, additional meetings outside the initial scope of works or a planning appeal.

Fees are paid at the start of the commission, with a final fee once a decision is made.  

Please get in touch and we will give you a general idea of our fees.

Conversion of B1 Offices to 19 Studio Apartments - Prior Approval Application

Conversion of B1 Offices to 19 Studio Apartments - Prior Approval Application

The use of permitted development allows the conversion of offices into residential devlopment

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Conversion of health and fitness centre to mixed use as gym, retail and cafe

Conversion of health and fitness centre to mixed use as gym, retail and cafe

Consent granted to convert existing gym into a mixed use development in close proximity to Grade II Listed Building

Read More  
Demolition of house and redevelopment of site for up to 6 dwellinghouses

Demolition of house and redevelopment of site for up to 6 dwellinghouses

Demolition of existing house and redevelopment of house and garden plot

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Industrial extension

Industrial extension

Large extension to industrial premises in close proximity to river and houses

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Over the last few years we have worked with Caffè Grande Abaco to secure Listed Building Consents and planning permissions for the external canopy and extensive remodelling and conversion of the first and second floor offices into the extended coffee shop and wine bar.

The conversion is of high quality and retains many of the original features.

Working positively with Council Planning Officers and Conservation Officers resulted in a positive outcome that brings life back into the premises.
Erection of ten stone stables

Erection of ten stone stables

Stone stables in the Green Belt

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Outline planning permission for residential

Outline planning permission for residential

Outline planning consent granted in former quarry in Green Belt

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Grandpa Greenes - Formation of car park

Grandpa Greenes - Formation of car park

Formation of a car park and disabled access ramp in the Green Belt to support a local ice cream business

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Barn conversion and extension

Barn conversion and extension

Convert and extend former barn to house and detached stable

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Replacement of dwellinghouse in Green Belt

Replacement of dwellinghouse in Green Belt

Support for new house in the Green Belt

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Creative Architecture - Adam Hegab

Tel 07788200255

PLanz -  Keith Myhill 39 Market Street,  Broadbottom, Hyde, Cheshire SK14 6AX

Tel:   07712 409024

Studio OL3 - Daniel Markwart, Unit 23, Broadway Business Park, Broadgate, Oldham, OL9 9XA 

Tel. 07817 515813