Based in Hull
Your trusted partner for planning permission success
Straightforward planning advice from your first enquiry to your final decision , one point of contact, no jargon, no passing you around.
Straightforward planning advice
from your first enquiry to your final decision, one point of contact, no jargon, no passing you around.
"John is always keen to offer his support and expertise, regardless of the project size or value."
- Rob Barrett, AR2 Architects
Trusted by
Trusted by
Trusted by
About us
Inside knowledge, straightforward advice
Inside knowledge,
straightforward advice
Benson Planning Studio is built on 13 years inside Hull City Council, across planning enforcement, planning officer and planning manager roles. That means we don't just know planning policy, we know how planning officers actually assess a case, so clients get a realistic answer and a strong argument, not just paperwork, from the same consultant throughout.
Benson Planning Studio is built on 13 years inside Hull City Council, across planning enforcement, planning officer and planning manager roles. That means we don't just know planning policy,
we know how planning officers actually assess a case, so clients get a realistic answer and a strong argument, not just paperwork, from the same consultant throughout.
0+
0+
Years Experience
Across the public and private sector, including 13 years inside a Local Planning Authority.
0+
0+
Permissions Secured
Planning permissions and appeal decisions won for clients across the region.
0+
0+
Client Testimonials
From architects, developers and homeowners we've helped secure planning permission.
0
0
Sectors Covered
Residential, commercial, educational, healthcare, retail, industrial and conservation.
What we do
Straightforward solutions, whatever stage you're at
Straightforward solutions, whatever stage you're at
Straightforward solutions,
whatever stage you're at
Find out which one of our services fit the needs of your project
Find out which one of our services fit the needs of your project
Design and Access Statements
Design and Access Statements explain the design principles behind a proposal and demonstrate how development responds positively to its surroundings, planning policy and local character.
Planning Statements
Our Planning Statements provide a robust planning case for development, assessing proposals against national and local planning policy to maximise the prospects of a successful outcome.
Planning Appeals
We prepare clear, persuasive Planning Appeals that challenge refusals by presenting strong planning arguments, detailed policy assessments, and relevant material considerations.
Pre-Application Advice
Early planning advice helps identify potential issues before an application is submitted, reducing risk, saving time, and improving the likelihood of securing planning permission.
Site Appraisals / Feasibility Studies
We assess the planning potential of land and buildings, identifying opportunities, constraints, and the likelihood of obtaining planning permission before significant investment is made
Third Party Representations
We prepare professional representations supporting or objecting to planning applications, ensuring your views are presented clearly, objectively and with robust planning justification.
Design and Access Statements
Design and Access Statements explain the design principles behind a proposal and demonstrate how development responds positively to its surroundings, planning policy and local character.
Planning Statements
Our Planning Statements provide a robust planning case for development, assessing proposals against national and local planning policy to maximise the prospects of a successful outcome.
Planning Appeals
We prepare clear, persuasive Planning Appeals that challenge refusals by presenting strong planning arguments, detailed policy assessments, and relevant material considerations.
Pre-Application Advice
Early planning advice helps identify potential issues before an application is submitted, reducing risk, saving time, and improving the likelihood of securing planning permission.
Site Appraisals / Feasibility Studies
We assess the planning potential of land and buildings, identifying opportunities, constraints, and the likelihood of obtaining planning permission before significant investment is made
Third Party Representations
We prepare professional representations supporting or objecting to planning applications, ensuring your views are presented clearly, objectively and with robust planning justification.
Our work
Recent projects
Recent projects
A selection of projects we've helped guide through the planning process.
A selection of projects we've helped guide through the planning process.
Rotterdam Park Industrial Development
A high-quality commercial scheme delivering 20,000 sq ft of B2 and B8 industrial space across 12 purpose-built units in one of Hull's premier industrial locations. We secured planning permission for this modern employment scheme, supporting start-ups, growing businesses and established SMEs, and helping drive local economic growth.
Commercial
12 Units
20,000 sq ft
Each unit features a steel portal frame with clear-span layouts, composite wall and roof cladding, and rooflights for excellent natural daylight. Insulated sectional doors, UPVC double glazing, dedicated parking and landscaped surroundings complete a practical, professional environment designed to help businesses thrive.
Rotterdam Park Industrial Development
A high-quality commercial scheme delivering 20,000 sq ft of B2 and B8 industrial space across 12 purpose-built units in one of Hull's premier industrial locations. We secured planning permission for this modern employment scheme, supporting start-ups, growing businesses and established SMEs, and helping drive local economic growth.
Commercial
12 Units
Rotterdam Park Industrial Development
A high-quality commercial scheme delivering 20,000 sq ft of B2 and B8 industrial space across 12 purpose-built units in one of Hull's premier industrial locations. We secured planning permission for this modern employment scheme, supporting start-ups, growing businesses and established SMEs, and helping drive local economic growth.
Commercial
12 Units
20,000 sq ft
James Reckitt Avenue Residential Development
Planning permission secured for a 28-dwelling residential development on James Reckitt Avenue, Hull, delivering a mix of two and three-bedroom family homes on a previously developed site. Nine properties were acquired by Hull City Council for affordable rent, helping meet local housing need and create a sustainable new neighbourhood.
Residential
28 Homes
The scheme shows our ability to manage larger residential developments from conception through to approval, balancing commercial objectives with planning
policy and design quality. It delivers energy-efficient homes with dedicated parking, landscaping and well-designed public spaces, contributing positively to the regeneration of the area.
James Reckitt Avenue Residential Development
Planning permission secured for a 28-dwelling residential development on James Reckitt Avenue, Hull, delivering a mix of two and three-bedroom family homes on a previously developed site. Nine properties were acquired by Hull City Council for affordable rent, helping meet local housing need and create a sustainable new neighbourhood.
Residential
28 Homes
James Reckitt Avenue Residential Development
Planning permission secured for a 28-dwelling residential development on James Reckitt Avenue, Hull, delivering a mix of two and three-bedroom family homes on a previously developed site. Nine properties were acquired by Hull City Council for affordable rent, helping meet local housing need and create a sustainable new neighbourhood.
Residential
28 Homes
Clifford Avenue Residential Development
Planning permission secured for a five-dwelling development on the former East Hull United Reformed Church site, at the junction of James Reckitt Avenue and Clifford Avenue. The scheme replaced a redundant church building with five high-quality family homes, making a positive contribution to the character of the area.
Residential
5 Homes
The scheme demonstrates our expertise in unlocking redevelopment opportunities on previously developed land, balancing efficient land use with high standards of design and residential amenity. It has transformed an underused site into an attractive residential scheme, enhancing the street scene and supporting the regeneration of East Hull.
Clifford Avenue Residential Development
Planning permission secured for a five-dwelling development on the former East Hull United Reformed Church site, at the junction of James Reckitt Avenue and Clifford Avenue. The scheme replaced a redundant church building with five high-quality family homes, making a positive contribution to the character of the area.
Residential
5 Homes
Clifford Avenue Residential Development
Planning permission secured for a five-dwelling development on the former East Hull United Reformed Church site, at the junction of James Reckitt Avenue and Clifford Avenue. The scheme replaced a redundant church building with five high-quality family homes, making a positive contribution to the character of the area.
Residential
5 Homes
Southwell Retreat Luxury Glamping
Planning permission secured for four luxury glamping pods at Southwell Retreat, Nottinghamshire, creating a boutique holiday destination in a peaceful rural setting. Each self-contained pod offers private facilities, a kitchenette and outdoor patio, with premium features including underfloor heating and, on selected pods, wood-fired hot tubs.
Tourism & Leisure
Glamping Pods
Rural Setting
The scheme reflects our experience securing permission for glamping, holiday lodges and rural tourism developments across the UK. We understand the planning policies that support sustainable tourism and rural diversification, helping create high-quality visitor accommodation that complements its countryside setting and supports the local economy.
Southwell Retreat Luxury Glamping
Planning permission secured for four luxury glamping pods at Southwell Retreat, Nottinghamshire, creating a boutique holiday destination in a peaceful rural setting. Each self-contained pod offers private facilities, a kitchenette and outdoor patio, with premium features including underfloor heating and, on selected pods, wood-fired hot tubs.
Tourism & Leisure
Rural Setting
Southwell Retreat Luxury Glamping
Planning permission secured for four luxury glamping pods at Southwell Retreat, Nottinghamshire, creating a boutique holiday destination in a peaceful rural setting. Each self-contained pod offers private facilities, a kitchenette and outdoor patio, with premium features including underfloor heating and, on selected pods, wood-fired hot tubs.
Tourism & Leisure
Glamping Pods
Rural Setting
Felix House Specialist Care Home & School
Working with AR2 Architects, we secured planning permission for Felix House, a purpose-built specialist children's care home and school in Bransholme, Hull, developed for Cascade. The facility provides residential accommodation for six children alongside a specialist school, supporting young people with autism, learning disabilities and mental health conditions in a nurturing, supportive environment.
Specialist Care
Care & Education
~50 Jobs Created
The development features en-suite bedrooms, sensory rooms, dedicated teaching facilities, therapeutic spaces and landscaped gardens, all designed around residents' needs. As well as meeting significant local demand for specialist care, the scheme has created around 50 new jobs — a major investment in Hull's health, care and education infrastructure.
Felix House Specialist Care Home & School
Working with AR2 Architects, we secured planning permission for Felix House, a purpose-built specialist children's care home and school in Bransholme, Hull, developed for Cascade. The facility provides residential accommodation for six children alongside a specialist school, supporting young people with autism, learning disabilities and mental health conditions in a nurturing, supportive environment.
Specialist Care
Care & Education
Felix House Specialist Care Home & School
Working with AR2 Architects, we secured planning permission for Felix House, a purpose-built specialist children's care home and school in Bransholme, Hull, developed for Cascade. The facility provides residential accommodation for six children alongside a specialist school, supporting young people with autism, learning disabilities and mental health conditions in a nurturing, supportive environment.
Specialist Care
Care & Education
~50 Jobs Created
Criterion House Residential Conversion
Prior Approval secured for the conversion of Criterion House, George Street, Hull, from Class E office accommodation to 41 contemporary one and two-bedroom apartments. The scheme transformed an underused city centre office building into high-quality homes, in a highly sustainable location close to shops, employment, leisure and transport links.
Prior Approval
41 Apartments
City Centre
The scheme shows the opportunities Prior Approval presents, unlocking vacant commercial buildings while avoiding the cost, complexity and timescales of a full planning application. Our expertise ensures schemes meet the detailed technical requirements of the legislation, helping developers maximise the value of existing assets through efficient delivery of quality homes.
Criterion House Residential Conversion
Prior Approval secured for the conversion of Criterion House, George Street, Hull, from Class E office accommodation to 41 contemporary one and two-bedroom apartments. The scheme transformed an underused city centre office building into high-quality homes, in a highly sustainable location close to shops, employment, leisure and transport links.
Prior Approval
City Centre
Criterion House Residential Conversion
Prior Approval secured for the conversion of Criterion House, George Street, Hull, from Class E office accommodation to 41 contemporary one and two-bedroom apartments. The scheme transformed an underused city centre office building into high-quality homes, in a highly sustainable location close to shops, employment, leisure and transport links.
Prior Approval
41 Apartments
City Centre
Testimonials
Don't just take
our word for it
Real feedback from architects, developers and homeowners we've helped through
the planning process
Testimonials
Don't just take our word for it
Real feedback from architects, developers and homeowners
we've helped through the planning process
John has worked with us on numerous projects and has the ability, using his in depth knowledge of the planning system, to secure approvals for our clients. The projects we have brought him on are residential, tourism, commercial, industrial and heritage.
David Piercy - Piercy Design
I have worked with John for a few years now. He's very professional and easy to work with. He's helped us out with our biggest schemes and always picks up the phone for the smaller queries. I fully recommend Benson Planning Studio to anyone with a planning need - big or small.
Dave Ettridge - Ettridge Architecture
John at BPS has been my planning consultant for a number of years and had helped with projects at my own home and with large scale projects we have been involved with. He provides a personal service and his expertise and knowledge of the planning process has been invaluable.
Shaun Larvin - SKN Developments
We have worked with Benson Planning Studio on a number of projects and find that they are keen to deliver the highest standard of service with a wealth of experience and enthusiasm, delivering a comprehensive and detailed planning service, with the ability to liaise confidently with planning authorities and specialist consultants.
Stuart Turton - Turton Associates
John is very knowledgeable in respect of planning regulations and policy and therefore holds valuable respect form other professionals that work alongside him. He provides professional advice with realistic expectations and delivers such advice on time. I have found it beneficial to work with him on projects recently.
Dave Garness - Garness Jones
We have collaborated with Benson Planning Studio a number of times now and have always received a professional and knowledgeable service. John is always keen to offer his support and expertise, regardless of the project size or value. We look forward to working with John again in the near future to maintain a strong and fruitful working relationship for ourselves and our clients.
Rob Barrett - AR2 Architects
Benson Planning Studio have been very helpful over the years giving Paragon Space the opportunity to deal direct with end user clients, offering the full turnkey package. We have been dealing with John 2-3 years now and received nothing but excellent service. I’d like to thank him for the ongoing support.
Gareth Foster - Paragon Space
John’s eye for detail, comprehensive knowledge of the planning process and meticulous report writing has been invaluable to us in gaining planning approval on all of the projects on which we have worked. The collaborative way in which we can work with John is an effortless process and any obstacles we encounter are easily overcome.
Dan Lonsdale - Springfield Steel Buildings
We’ve worked with John for several years now on a variety of challenging sites, applications, and authorities from Yorkshire to London. He is professional, diligent, and adds value to the process, particularly on complex planning appeals.
Rob Cook - ID Architecture
We have worked with Benson Planning Studio for several years now, on a variety of projects around the UK from small scale to large scale schemes. They have always delivered a professional and reliable service, giving affective advice and guidance were needed, which ensures projects have a solid foundation within National and Local Planning Policy.
Stuart Naylor - GTCE
We have utilised the services of Benson Planning Studio on handful of projects now on both straight forward but also challenging projects which required specific planning detailing. John has now become our preferred planning consultant, he is very knowledgeable and is always willing to talk through the different options and approaches available.
Peter Mills - Y6 Architectural
John is very knowledgeable, professional and experienced in his field. His name often comes up as the go to person for anything planning related. From something small like converting a garage to a living space (which the council previously twice rejected) to new-build developments and everything in between.
Alex Demianenko - Duvprop
He is extremely knowledgeable in planning matters and demonstrates an understanding of the methodology of planning officers which offered added strength to his advice and recommendations. John is happy to act on small development cases such as an extension to a house right up to large scale development proposals.
Howard Bruce - AEB Architecture & Design LTD
We sought to modernise our business and instructed BPS to submit and manage our application for a new waste incinerator at our facility in Hull. John has dealt with this scheme in a very professional way dealing with the Environment Agency and Council which has allowed us to move forward with total ease.
Walkers Skips, Hull
BPS have helped us with our 'City Dressing' project and they have been very professional from the outset in helping us with all matters planning related.
Hull City of Culture Team
We had a problem with a planning application that had essentially stalled with a Local Planning Authority and we instructed BPS to try and progress the scheme and we have now obtained planning approval for a community centre.
GGP Consult
We have embarked on a number of large scale developments throughout 2017 and instructed BPS to provide the planning consultancy for our projects. They are now retained on our Development Framework and they have worked in partnership with all our consultants to provide delivery on all our projects.
Hull University Estates Department
I brought John on board for a complex Planning Appeal which needed expert knowledge of Local Planning Policy and also Heritage and Conservation considerations. The project was extremely sensitive and BPS handled the appeal extremely well from the outset and I would have no hesitation in working with the company again.
Sunil Mukerjea - Building by Architecture
BPS first worked with us on an Appeal following refusal of a residential scheme in Hull and they have now become our dedicated consultant on all our developments throughout the UK. Their positive attitude and in depth of knowledge of the UK Planning System has been invaluable to use on our multi million pound developments.
MJ Developments
ohn has worked with us on a number of complicated residential projects in East Yorkshire and his depth of knowledge of the planning system has helped us overcome hurdles we have faced and allowed us to gain the necessary consents for developments.
A Space Architects
John has worked with us on numerous projects and has the ability, using his in depth knowledge of the planning system, to secure approvals for our clients. The projects we have brought him on are residential, tourism, commercial, industrial and heritage.
David Piercy - Piercy Design
I have worked with John for a few years now. He's very professional and easy to work with. He's helped us out with our biggest schemes and always picks up the phone for the smaller queries. I fully recommend Benson Planning Studio to anyone with a planning need - big or small.
Dave Ettridge - Ettridge Architecture
John at BPS has been my planning consultant for a number of years and had helped with projects at my own home and with large scale projects we have been involved with. He provides a personal service and his expertise and knowledge of the planning process has been invaluable.
Shaun Larvin - SKN Developments
We have worked with Benson Planning Studio on a number of projects and find that they are keen to deliver the highest standard of service with a wealth of experience and enthusiasm, delivering a comprehensive and detailed planning service, with the ability to liaise confidently with planning authorities and specialist consultants.
Stuart Turton - Turton Associates
John is very knowledgeable in respect of planning regulations and policy and therefore holds valuable respect form other professionals that work alongside him. He provides professional advice with realistic expectations and delivers such advice on time. I have found it beneficial to work with him on projects recently.
Dave Garness - Garness Jones
We have collaborated with Benson Planning Studio a number of times now and have always received a professional and knowledgeable service. John is always keen to offer his support and expertise, regardless of the project size or value. We look forward to working with John again in the near future to maintain a strong and fruitful working relationship for ourselves and our clients.
Rob Barrett - AR2 Architects
FAQs
Answering your questions
Answering your questions
Answering your questions
Got more questions? Send us your enquiry below
Got more questions? Send us your enquiry below
Got more questions? Send us your enquiry below
How long does a planning application take to determine?
The statutory period is 8 weeks for minor applications and 13 weeks for major schemes, though more complex or contested cases can run on longer. We keep you updated throughout and will chase the Local Planning Authority for progress where useful.
How long does a planning appeal take?
It depends on the route. Around 80% of Householder Appeals are decided within 8 weeks, while written representations, hearings and public inquiries typically take longer, sometimes several months for more complex or specialist cases.
Do I need a Design and Access Statement?
Most planning applications require one. The main exceptions are householder applications outside a Conservation Area and changes of use with no material external alterations. We can confirm whether your project needs one.
What if I've already started work without permission?
If the council serves an Enforcement Notice, you may have grounds to appeal, or we may be able to negotiate a solution directly with the Local Planning Authority. Get in touch as early as possible, as there are strict response deadlines.
Why choose Benson Planning Studio over another consultant?
Because we've sat on both sides of the process — 13 years inside a Local Planning Authority, and years advising clients from the outside since. That means realistic advice, a straight answer to a straight question, and a case built the way planning officers actually assess it, not generic boilerplate.
Contact
Get in touch
Whatever stage your project is at, get in touch for a clear, honest steer on what's achievable and how best to move forward.
Office
C4DI, 31-33 Queen St, Hull HU1 1UU
C4DI, 31-33 Queen St, Hull HU1 1UU
john@bensonplanningstudio.co.uk
Telephone