Experienced planning consultants
Expert Planning Proven Results
From a first idea to a stronger route to approval, Well Planned helps homeowners, families, developers and investors understand what is possible, what the council will care about and what needs preparing next.
Route-first adviceClarity before drawings or spend
Approval-ready submissionsPrepared around the decision points
Homes, land & specialist propertyPractical guidance for varied projects
Founder-led expertise
direct planning advice from carianne wells
1000+
HMO approvals
10+
Years planning experience
Well Planned is led by Carianne Wells, a specialist planning consultant trusted by investors, developers and property owners to bring clarity to complex planning decisions. Her work is built around practical judgement: understanding the opportunity, identifying the risks early, and shaping each application around the strongest route to approval.
Rather than offering generic planning advice, Carianne works closely with clients to understand the commercial reality of each site, the likely concerns of the local authority, and the evidence needed to move a project forward with confidence.
- Specialist planning advice for property and development projects
- Experience across applications, appeals and committee-led decisions
- Clear guidance from early feasibility through to approval strategy
Good planning advice should make the route forward clearer, not more complicated.
Why Well Planned
A clearer route from planning uncertainty to approval.
Most planning projects do not fail because the idea is bad. They fail because the route, evidence or council concerns were not understood early enough. Well Planned helps identify the right route before drawings, purchase, submission or appeal decisions become expensive.
Experienced planning support
Application and appeal-aware advice
Clear guidance for homes and specialist property
Diagnose the planning position
Review the property, idea, planning history and local policy so the main risks are visible early.
Choose the strongest route
Confirm whether the next move is permitted development, planning application, change of use, appeal review or specialist support.
Prepare properly
Shape the drawings, statement and supporting material around policy, design, neighbour impact and the decision points that matter.
Planning services
Planning support for homes, land and specialist property.
Choose the route that fits the project, then use the enquiry form to send the details. Well Planned supports planning projects from Southampton and Hampshire through to wider UK property schemes, with pricing handled by enquiry so advice can match the complexity of the site.
01
Homeowners
Clear planning advice for improving, extending or adapting a home.
01
Homeowner applications
A clear route before you submit.
Route details
Advice on permission routes, drawings, council expectations and application strength.
Explore homeowner planning02
Extensions & loft conversions
Extra space without avoidable planning risk.
Route details
Support for extensions, larger kitchens, roof changes, dormers and family living space.
Explore extensions & lofts03
Garden annexes
Planning advice for family accommodation and home office space.
Route details
Clear advice for annexes, elderly relative accommodation, garden living space and home offices that help separate work from home.
Explore annexes
02
Developers & investors
Feasibility, use class and approval strategy for higher-value property projects.
04
New homes & self-builds
Test the principle before design spend.
Route details
Strategy for one-off homes, replacement dwellings, residential plots and self-build projects.
Explore new homes05
Commercial to residential
Strategic route advice before submission.
Route details
Strategic review of use class, prior approval requirements, local policy and planning controls before a conversion is submitted.
Explore conversions06
HMOs & co-living
Specialist shared living planning support.
Route details
Support for smaller HMO schemes, larger shared accommodation and co-living proposals.
Visit HMOs & co-living
03
Planning challenges
When the route is uncertain, disputed or needs a stronger evidence-led case.
07
Appeals & refusals
Recover the route after a planning setback.
Route details
Advice when an application has been refused, challenged or needs a stronger resubmission.
Explore appeals08
Strategy & pre-application advice
Pressure-test the route before committing.
Route details
Early review of policy, planning history, constraints and likely council concerns.
Explore strategyClient reviews
Client Recommendations
Clients highlight Well Planned's planning knowledge, clear communication and ability to guide complex applications through to approval.
5.0
Client reviews
I engaged Carianne Wells at Well Planned to handle the planning application for a large HMO conversion, and I'm happy to recommend her without hesitation.
Carianne clearly knows HMO planning inside out. Her planning statement was concise and well-targeted - it covered exactly what it needed to without unnecessary padding. She's confident and knowledgeable, and that comes across in the quality of her work.
I also know at least two other HMO investors who have used her on complex projects, all with positive outcomes. If you're working on an HMO conversion and need planning support, she's worth speaking to.
Working with Carianne and Olly has been a great experience.
I use Carianne and Olly for all my planning and can honestly say there's no one better. There is nothing they don't know and no matter how complex the situation they always find a solution. Its a pleasure dealing with them and for me I wouldn't go anywhere else. Really appreciate all of their hard work.
Excellent service from start to finish. Professional, knowledgeable, and proactive throughout the process with clear and timely communication. We felt well supported at every stage, even when our planning application had to go to appeal, and would highly recommend.
Having been recommended by a renowned property investor I was immediately struck with how knowledgeable Carianne was in the HMO space. Her support and advice throughout a complex and ambitious HMO project was excellent...
Excellent planning knowledge and service. Carianne has extremely comprehensive knowledge and helped with both routine and non-routine applications. Thoroughly recommend.
Great experience with Carianne and team, even though we were dealing with a council the opposite end of the country. They knew the exact right things to do to get our planning approved. Partnered well with our architect as well with a few creative inputs on the drawings to ensure we complied with the regulations. Would definitely use the company again.
A useful first step
You do not need everything ready before asking.
Send the address or area, what you want to do and where you are in the process. Well Planned can help decide whether the next step is a route check, application, redesign, objection response or appeal review.
Ask what to do nextPlanning route finder
Find the first planning move.
Use this as a quick diagnostic. It is not a substitute for advice, but it helps frame the enquiry and shows the kind of thinking Well Planned brings to a project.
Planning outcomes
Recent planning successes.
Real outcomes across HMOs,
mixed-use conversions and annexes,
plus C6 holiday lets.
HMO appeal
8-bedroom HMO conversion, Eastbourne
View outcome
- Challenge
- The property had previously been refused HMO permission, leaving the client with an underperforming asset and limited options for increasing its value.
- Approach
- Well Planned stepped back from the refused proposal, reviewed the site's planning history and used permitted development rights to establish a strong fallback position.
- Outcome
- The Planning Inspector allowed the appeal and granted permission for the redesigned 8-bedroom HMO.
Conservation Area
Annexe conversion, Hamble
View outcome
- Challenge
- The client wanted to convert an existing garden outbuilding into a self-contained annexe in a Conservation Area, but committee members were minded to refuse.
- Approach
- After the committee deferral, Well Planned advised an appeal and prepared a statement addressing conservation character, neighbouring amenity and sustainable re-use.
- Outcome
- The appeal was allowed, securing planning permission despite the Council's clear intention to refuse the application.
Mixed conversion
Mixed conversion, Southampton
View outcome
- Challenge
- The client wanted to unlock an underutilised commercial building with a mixed conversion that introduced five 1-2 bedroom flats while retaining a viable commercial element.
- Approach
- The strategy retained active commercial floorspace at ground level while demonstrating that the upper floors could deliver a balanced mix of one- and two-bedroom homes.
- Outcome
- Planning permission was secured for retained commercial use and five 1-2 bedroom flats, bringing the building back into productive mixed use.
Article 4 HMO
54-bedroom HMO conversion, Portsmouth
View outcome
- Challenge
- The client wanted to convert a former care home into a 54-bedroom HMO within an Article 4 area.
- Approach
- Well Planned assessed the site's planning history and lawful C2 care home use, then addressed housing need, amenity and highway impacts in a comprehensive Planning Statement.
- Outcome
- Planning permission was secured, bringing a vacant care home back into productive use as high-quality shared accommodation.
Appeal recovery
9-bedroom HMO appeal, Rushden
View outcome
- Challenge
- The client's 10-bedroom HMO application had been refused by the Local Planning Authority, putting the development at risk.
- Approach
- Rather than appealing the refused scheme unchanged, Well Planned worked with the client to redesign the proposal while retaining commercial viability.
- Outcome
- The appeal succeeded, with the Planning Inspector granting permission for the redesigned 9-bedroom HMO.
Town-centre reuse
Commercial to mixed-use redevelopment, Havant
View outcome
- Challenge
- The client owned an underutilised commercial building with vacant upper floors and wanted to retain an active commercial presence at street level.
- Approach
- The proposal retained the ground-floor commercial frontage and repurposed the upper floors to create a 10-bedroom HMO and four studio flats.
- Outcome
- Planning permission was secured for retained commercial space, a 10-bedroom HMO and four studios, bringing the building back into productive use.
Policy timing
C6 short-term holiday let, North Wales
View outcome
- Challenge
- The client needed planning permission for short-term holiday let use before an Article 4 Direction removed permitted development rights in parts of North Wales.
- Approach
- Well Planned moved quickly so the application could be submitted and determined before the Article 4 Direction came into force.
- Outcome
- Planning permission was granted for C6 short-term holiday accommodation before the new restrictions took effect, protecting the client's investment.
Had a similar issue, or something more complicated?
Ask for a route reviewTypical planning questions
Typical Planning Questions.
The questions below reflect the types of enquiries we receive most often. If you're unsure whether your project requires planning permission, we're happy to provide clear, practical advice.
Can I build an extension?
Extensions can follow different routes depending on the property and proposal: permitted development, a lawful development certificate to confirm the position, prior approval for some larger or upward extensions, or a householder planning application where permitted development is not available. Send the address and rough idea and Well Planned can check the likely route before drawings or submission decisions become fixed.
Do I need planning permission for a garden annexe?
Garden annexes often need careful advice on use, scale, independence, family occupation and their relationship to the main home. Share what you want to use it for and we can advise before the design goes too far.
Can I convert my garage?
Some garage conversions can be straightforward, but local controls, parking requirements, estate restrictions and external changes can affect the route. Ask for a quick route check if you want to avoid surprises.
Can I convert my loft?
The answer usually turns on roof changes, dormers, overlooking, conservation constraints and whether the proposal fits permitted development limits. As a guide, householder permitted development normally limits additional roof volume to 40 cubic metres for terraced houses and 50 cubic metres for detached and semi-detached houses, measured cumulatively against the original roof space and including previous roof enlargements. Flats, designated land, Article 4 areas and site history can change the route, so send the property details before relying on a limit.
Can I change the use of my property?
A use change needs the existing lawful use, proposed use class, planning history and any local restrictions checked before relying on a route. Tell us the current and proposed use so we can review the position properly.
Can I convert a commercial building into residential?
Commercial-to-residential projects need early checks on use class, prior approval requirements, local policy, local planning controls and supporting evidence. Send the building details and we can check whether prior approval or full planning is likely.
Can I build on land I own?
Ownership alone does not establish the planning principle. Site location, access, constraints, settlement policy and local planning history all need reviewing. Send the site location and Well Planned can give you an initial steer before you commit more spend.
Every property has its own planning context. Send the address, your idea and any drawings or council feedback for project-specific advice.
Ask about your projectStart with clarity
Plan your next step.
Whether you have drawings, sketches, council correspondence or simply an idea, Well Planned will help identify the best planning route.
You do not need a fully prepared brief. A short first enquiry is enough to understand the property, the issue and the clearest next step.
If you would prefer to email, or if the form does not load, contact info@wellplanned.co.uk.
No obligation
Practical first response
Homeowners, developers and investors
Outline the property, location, idea and any council feedback or deadline.
Well Planned reviews the planning position and the practical next step.
You know what needs preparing before drawings, spend or submission.