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.

Permission granted for new tourist accommodation in saddleworthPermission granted 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.

Permission Granted for three houses on former cattery sitePermission Granted for three houses on former 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.
Residential redevelopment of former builder's yardResidential redevelopment of former builder's yard
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.
Planning permission granted for heritage centre
Detailed planning permission has been obtained to convert the former printer's shop in Greenfield into an education resource, heritage and archive centre to be used by Saddleworth Historical Society.  

It will be a fantastic new lease of life for this building that hasn't been in use for over 20 years. It will provide a new home for the Society and enable Saddleworth's rich history to be archived for future generations to enjoy. It has been our pleasure in working with the Society and Oldham Council in supporting this proposal.
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 glossopInfill house granted adjoining conservation area in glossop
Prior Approval Consents - Part Q conversion agricultural building to dwellinghousesPrior Approval Consents - Part Q conversion agricultural building to dwellinghouses
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.

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.

Infill house granted close to protected trees
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

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

Tel. 07817 515813

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

Tel:   07712 409024

Creative Architecture - Adam Hegab

Tel 07788200255