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Colourful terraced houses and new apartment blocks rising above the Floating Harbour in Bristol

Planning Consultants in Bristol

Pre-application advice, applications and appeals, costed by the team that builds.

Our track record

100% of projects delivered ahead
of programme and on budget

Our Development Director's earlier roles

  • 10,000+homes taken through planning, Development Director's earlier roles
  • 4 weeksfour costed schemes and a planning strategy at Allitsen Road
  • £10Mpublic and employers' liability cover
  • £225M+of land acquired, Development Director's record

Planning in Bristol: what gets approved

Craftex act as planning consultants for Bristol developers and landowners, working with Bristol City Council. Where a site sits on the edge of the city, we also deal with the neighbouring West of England councils. We carry a Bristol scheme from the first pre-application enquiry to a decision, or to appeal. Every option is priced by our own construction team before the council sees it.

In the year to June 2026, Bristol City Council granted 86.5% of the 2,042 applications it decided. Officers settled 99.4% of them under delegated powers. So a Bristol approval is won in the officer's report, not on the night of a committee. We write the case for that officer: policy, precedent and a design that answers Bristol's conservation areas. A cost plan then shows the scheme survives CIL and its Section 106 obligations. Our planning permission consultants work from London and travel to Bristol for site visits.

The person behind that case is Rob Barton, who secured consents for 10,000+ homes in his roles before Craftex. Read our free planning guide first, or send the Bristol address: a director replies the same working day, with no obligation.

Three grey sketch markers resting on a finely drawn city masterplan in black line

Trusted by leading businesses

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How do our planning consultants help in Bristol?

Six pieces of work on a Bristol site, one team accountable for all of them.

Aerial view of housing, gardens and open land at the edge of a city

Site appraisal and planning route

We read the site against the adopted Core Strategy, the site allocations plan and the emerging Bristol Local Plan before naming a route.

Two people in hard hats reviewing a set of drawings by an office window

Pre-application with the council

We prepare the Bristol pre-application enquiry and, on major schemes, a Design Review and a planning performance agreement.

Printed architectural floor plans of an apartment block spread across a table

Full and outline applications

Drawings, planning statement, heritage and drainage reports submitted as one coordinated package to Bristol City Council.

Calculator and pencil resting on a sheet of handwritten calculations

CIL and affordable housing tested

Bristol's 2026 CIL rates and the affordable housing ask are priced for each option before a layout is fixed.

Red scale rule across a technical drawing

Costed while it is drawn

Our construction team prices each Bristol option during design, so the consent and the budget match.

Hand holding a magnifying glass over printed floor plans

Refusals, conditions and appeals

A refusal is read against its reasons first; then we resubmit, appeal to the Planning Inspectorate or vary conditions.

Tell us which of these six your Bristol site needs, and we scope only that work.

Bristol City Council planning: what developers need to know

Two local plans in motion

Bristol still decides applications on its adopted Core Strategy, Site Allocations and Development Management Policies plan and Bristol Central Area Plan. The council itself says these require updating. The replacement Bristol Local Plan 2022 to 2040 was submitted on 25 April 2024. Its main modifications consultation ran from 27 April to 12 June 2026, and the council expects adoption in late 2026. Work on a further plan, the Bristol Local Plan 2045, began in June 2026. As a plan nears adoption its policies gain weight, so we test a scheme against both versions.

How fast the council decides

In the year to June 2026, 73.8% of Bristol's 61 major decisions came within 13 weeks or an agreed extension, against 91.2% across England. Only 19.7% were decided inside 13 weeks without one. For minor housing schemes the in-time figure was 73.9%, against 85.2% nationally. We plan a Bristol programme around an extension of time from the start, not as a surprise. See how long planning permission takes.

Heritage and Green Belt

Bristol has 33 conservation areas, where the council applies stricter planning controls. Green Belt covers 600 hectares, 5.5% of the city, part of the wider Bath and Bristol Green Belt; that figure did not change in 2025-26. A site on the edge of the built-up area may fall under another council instead. That could be South Gloucestershire, North Somerset or Bath and North East Somerset, each with its own plan. Our guide to green belt land sets out the national tests.

CIL is charged by zone

Bristol has charged the Community Infrastructure Levy since 1 January 2013. For permissions granted in 2026, new homes pay £125.00 per m² in the Inner Zone and £89.29 in the Outer Zone; student accommodation pays £178.57. We put the figure for your zone into the appraisal before the scheme is drawn. More in CIL and Section 106 explained.

Unsure which plan, conservation area, Green Belt line or CIL zone touches your Bristol plot? Send the address and we check all four.

How it works

How do we take a Bristol scheme through planning?

01

Send us the address

A director reviews the planning history, the zone and the designations, and replies the same working day.

02

Bristol pre-application

We file the council's formal pre-application enquiry; its fee depends on scale, plus VAT, and the reply is due within 30 working days. Schemes of 10 or more homes or 1,000 m² also go to Design Review.

03

Options priced, then drawn up

Layouts are costed by our builders and appraised with CIL and affordable housing before one is chosen.

04

Submission and the officer's report

One package goes to Bristol City Council; we answer consultees and agree any extension of time in writing.

05

Conditions, then the build

Conditions are discharged and technical design completed; construction can follow, depending on the scheme.

Cover of the free Craftex Guide to Planning and Prior Approval

The Craftex Guide to Planning and Prior Approval

Before you pay for Bristol drawings, see which consent route fits: a full application, permitted development rights, prior approval or a change of use. The guide covers statutory time limits, the documents a council validates and the reasons schemes are most often turned down. It is written for England, which includes Bristol.

Our promises

Six promises, written into your contract

Ask for these six in the fee letter for your Bristol scheme; they go into the contract.

  1. A straight verdict on your Bristol site

    If the conservation area, the Green Belt or the numbers rule a scheme out, you hear it at the first review.

    four options designed and priced at Allitsen Road.

  2. No scheme leaves without a price

    Each option for your site carries a build cost from our own construction team, so the council never approves something you cannot fund.

    Allitsen Road cost plans issued alongside the planning strategy.

  3. One firm answers for the outcome

    Planning, architecture, costing and building sit with Craftex, so no adviser can blame another.

    construction is a department of ours, not a subcontract.

  4. Fee changes agreed before work starts

    Extra reports or a second round with officers are priced and accepted by you first.

    every variation confirmed in writing.

  5. A director who has done this at scale

    Rob Barton, our Development Director, steered more than 10,000 homes to consent before Craftex, as a housebuilding managing director.

    Kennet Island, Reading, 850 homes consented, before he joined Craftex.

  6. Cover your lender will ask for

    Public and employers' liability of £10M each, PI cover available when asked, CHAS and ISO accreditation.

    £10M liability cover in place today.

Example planning quotation from another firm, items listed, with the note: send it to us, we will beat it

Already have a quote? Send it to us. We'll beat it.

Has another consultant already priced your Bristol application? Send us their fee proposal. A director checks it against your site, the Bristol pre-application route and the reports the council will want. You hear back the same working day: what the proposal leaves out, and how we beat it for your Bristol site.

Compare your quotes

Why are planning applications refused in Bristol?

Six ways a Bristol scheme gets turned down or stalls, and how we plan around each. Holding a refusal from Bristol City Council? Forward it with the case officer's report, and we will say which reasons can be overcome.

AreaThe usual riskWith Craftex
Conservation areasa design drawn first and defended later, in one of the city's 33 conservation areas.the area's character read before massing is fixed, with a heritage statement submitted alongside.
A plan in transitionthe case argued on the old Core Strategy alone while the new local plan is weeks from adoption.the scheme measured against both, so neither version catches it out.
The Green Belt edgeland on the city fringe bought on hope, then refused as inappropriate development.the designation and the right council confirmed before any drawing is paid for.
Viability and CILCIL at the Inner Zone rate, plus affordable housing, found after consent and the numbers no longer work.both priced per option before submission.
Major-scheme processten or more homes submitted without Design Review or community engagement.both built into the programme at pre-application stage.
After a refusala rushed appeal or a near-identical resubmission.each reason answered, then a revised scheme or an appeal to the Planning Inspectorate, whichever has the better chance.

Planning application fees in Bristol, 2026

Bristol City Council applies the national fee schedule. The rows below come from the Planning Portal's England schedule dated 1 April 2026. Bristol's 2026 CIL rates follow; all were checked on 4 November 2026. We do not publish our own fees: get in touch and we will discuss your project.

ItemCovers£
Full application, new homesEach dwelling, fewer than 10610
Full application, new homesEach dwelling, 10 to 50 (cap £427,537)659
Outline applicationEach 0.1 hectare, site under 0.5 ha610
Prior approval, Class MAEach new dwelling, commercial building to homes260
Removal or variation of a conditionNon-major / major development608 / 2,076
Discharge of conditionsAny development other than a householder one309
Bristol CIL, homes, Inner ZonePer m², permissions granted in 2026125.00
Bristol CIL, homes, Outer ZonePer m², permissions granted in 202689.29
Bristol pre-application adviceSet by scale in the council's charging schedule, plus 20% VATcouncil schedule

Send us the address of your Bristol plot to see which fees and CIL zone apply.

Planning consultant case studies

None of these is in Bristol; each shows how a site becomes a consent that can be built. Kennet Island and Crab Hill were led by our Development Director in earlier roles, before he joined Craftex. Allitsen Road is our own work. Ask us to run the same costed test on your Bristol site.

Our team

  • in

Planning consultants in Bristol: your questions

How long does Bristol City Council take to decide?

The legal period is 8 weeks for most applications and 13 weeks for major ones. In practice, in the year to June 2026, only 19.7% of Bristol's major decisions came within 13 weeks without an agreed extension. Allow for that in the finance and the purchase timetable.

Can I get pre-app advice from Bristol City Council, and what does it cost?

Yes. The council gives formal written advice before a planning or listed building application. The charge depends on the size of the proposal and VAT is added at 20%. The council aims to reply within 30 working days, longer for complex schemes.

What do planning consultants charge for a Bristol site?

It depends on the scheme, the reports Bristol will require and whether an appeal is likely. Our quote follows a look at the site and its history, and we do not publish fees. Send us the address and a director will talk the fee through with you.

Does the Green Belt or a conservation area cover my site?

Check the council's interactive local plan policies map. Green Belt covers 5.5% of the city, and Bristol has 33 conservation areas. If your land sits just outside the city boundary, the neighbouring council's map applies instead. We confirm this at the first review.

Which local plan applies, and is my site allocated?

Today the adopted Core Strategy and site allocations plan still apply, while the Bristol Local Plan 2022 to 2040 awaits the inspectors' conclusions. We check whether your site is allocated in either, and how much weight the emerging policies now carry.

Can you appeal a Bristol refusal for us?

Yes. Appeals go to the Planning Inspectorate, not the council, and for a refused full application you have six months from the decision letter. We first test whether an amended scheme would be faster, then quote the appeal separately.

Do you need an office in Bristol to win planning there?

No. We have no Bristol office and say so. Our team works from London, reads Bristol policy and precedent remotely, and travels to the site and to meetings with officers. Applications are submitted online, wherever the consultant sits.

Can Craftex build the scheme once it has consent?

Depending on the location and the scheme, we either build it ourselves or introduce a contractor we trust. Either way, the consent is costed by our builders before submission, so it is one a contractor can deliver for the money.

How big a Bristol scheme will you consider?

Development schemes worth £3M to £150M on completion: flats, conversions, small housing sites and mixed use. For a single house extension, a local architect is usually the better choice, and we will tell you so.

How is CIL worked out on a Bristol scheme?

CIL is charged per square metre of new floorspace at the rate for the zone and use, indexed to the year permission is granted. Affordable housing and Section 106 are negotiated separately against viability.

What our clients say

See all reviews on Google
  • Hired Craftex for our conversion project. We had to convert a 600m2 office into 8 apartments. Guys did an excellent job in terms of program efficiency and quality of the finishes which gave us a big upside to exit the project 2 months faster than other competitors’ timelines.

    Misha Levit

  • Great experience from start to finish. Communication was clear, the workmanship was excellent, and the whole project was managed professionally.

    Rhea Langford

  • I’d like to thank the team at Сraftex for the work they did on our office.
    It was really important for us to get the work done quickly, but without compromising on quality, as we regularly have clients and guests visiting and needed to move into the new office within a month.
    We spent around two weeks discussing and agreeing all the details before the work started. What I really appreciated was that everything we agreed beforehand was actually followed through during the job. The work was also completed on time.
    Thanks to the whole Сraftex team for a great job. I’d definitely use them again if we need any work done in the future.

    IURII PYLYPETS

  • We recently worked with Craftex and honestly couldn’t be happier with the results. From start to finish, the team was professional, reliable, and highly skilled. The quality of workmanship exceeded our expectations, and everything was completed on time and to a very high standard.
    Communication throughout the project was excellent, and they always went above and beyond to make sure we were satisfied. It’s rare to find a construction company that combines professionalism, attention to detail, and great customer service so well.
    Without a doubt, Craftex is one of the best construction companies we have ever worked with. Highly recommended to anyone looking for quality and trustworthy builders.

    Adam Miah

  • Craftex has completed a range of both small and large-scale projects on our commercial property with exceptional precision and quality. Dmitriy consistently delivers courteous, prompt service and has shown great flexibility in accommodating last-minute changes to plans and timelines. I highly recommend Craftex for their professionalism and outstanding workmanship.

    Pascal Hunt

  • Great company to work with as always. Super flexible at dealing with evolving requirements and fast deployment and execution.

    Akshay Khanna

  • Hired Craftex to do the full design and fit out of my gym in Chelsea. Super efficient and fast team. They gave the best price and a proper fast track program. We managed to open in less than 6 weeks with no headaches or surprises during construction. Quality was great, we had zero snags on completion. I’ve worked with a few companies before but these guys really impressed me from project management to how they treat the client. Top GGs.

    Александр Хоменко

  • I worked perfectly with Sviat and Joe, with their architect they came up with a very smart design for our office to fit more desks and optimise the space to its maximum capacity. They also did excellent value engineering on the MEP design proposed by others, allowing us to save around £50K. The quality and speed were outstanding we finished two weeks ahead of schedule. Highly recommend these guys.

    John Smith

  • Happy with the end result. Tight timeline but they pulled it off. The team worked late shifts and even weekends to help us open the doors on schedule. Site was always left tidy at the end of the day and no surprise charges either. Good communication throughout. Would definitely use Craftex again.

    Pawel Kamionka

  • Highly recommended!
    Craftex are the kind of fit-out contractors in London you can truly trust. From the very first meeting, they understood our vision and gave practical ideas to make the most of our space. They turned our old storage area into a clean, efficient, and well-organized warehouse. The team was professional, easy to work with, and clearly took pride in their work.

    Monika Kamionka

  • We brought in Craftex to refurb our London office and honestly, they made the whole thing way easier than we expected. They listened, suggested ideas we wouldn’t have thought of, and explained everything clearly. Not the cheapest quote we got, but the end result shows why, the place looks modern, clean, and our team actually enjoys being here now. Communication was spot-on too. No chasing and confusion, deadlines were hit. If you want people who genuinely care and don’t treat your project like “another job,” I’d recommend them.

    A Google User

  • Sviat and his team at Craftex were brilliant to work with on our office redesign. From the first meeting, they took the time to understand how we actually use the space rather than just pitching generic solutions. They came back with clever, practical ideas to maximise use of the space and get more employees and desks inside . Every step was handled professionally, and the process felt surprisingly smooth for a project of this size. They finished one week ahead of schedule, and the transformation is clear — our office feels brighter, more functional, and much more welcoming. I’d happily recommend Craftex to anyone who wants a reliable design team that also makes the journey enjoyable.

    Cucu Iulian

  • We recently worked with Sviat and the Craftex team on a complete warehouse refurbishment, and the results have been outstanding. From the very beginning, their team was professional, organized, and attentive to every detail. The project was completed on time and within budget, without disrupting our day-to-day operations.

    Simone Racaku

  • My experience with Craftex was excellent from beginning to end. They took the time to really listen to what I wanted and then offered practical suggestions that made the design even better. I always felt like they cared about creating a space that worked for me, not just one that looked nice on paper. The end result is an office that feels stylish, welcoming, and very functional for day-to-day work. The process itself was straightforward, well-managed, and never stressful. I’d definitely recommend Craftex if you’re looking for office design and build services in London — they made the whole journey a positive one.

    Ion Bounegru

  • I’m really pleased with my experience working with Craftex. As a commercial construction firm, they handled everything from start to finish without any unnecessary stress on my side. What impressed me was how they suggested practical ideas that improved the design while also keeping things realistic. The communication was always clear, so I never felt out of the loop. The project ran smoothly, deadlines were met, and the end result is exactly what I was hoping for — a space that feels both functional and modern. It’s not easy finding contractors who are this reliable, but Craftex definitely proved they can be trusted.

    Taron Papoyan

  • I had an amazing experience working with Sviat and the Craftex team on our office fit-out in London. They were always professional, responsive, and quick to offer the best advice whenever decisions needed to be made. I really appreciated how they balanced style with practicality — the office doesn’t just look fantastic, it works perfectly for our team. Everything was done with care and attention to detail, and the project never felt overwhelming because they managed it so well. Communication was clear from start to finish, and I always felt involved in the process. I would happily recommend Craftex to anyone looking for a trustworthy contractor.

    Artur Dvorak

  • Craftex carried out a warehouse fit-out for us, and I couldn’t be happier with the outcome. The space has been completely transformed into a highly organized and efficient environment that makes our daily operations much smoother.
    The team was professional but also very approachable — I always felt comfortable asking questions or giving feedback. They came up with smart, practical solutions that worked perfectly for our setup, and everything was explained clearly along the way.
    The best part was how they stuck to the agreed timeline, finishing on schedule without cutting corners. It’s rare to get both quality and reliability, but Craftex delivered both.

    Roma Shchukin

  • We’re extremely happy with Sviat and the Craftex team’s work. They suggested clever ideas, managed the project efficiently, and delivered a functional, modern space. The team was easy to communicate with and very professional throughout the process!

    Polina Lysenko

  • I can honestly say our office has been completely transformed thanks to Craftex. From the very first meeting, the team was approachable, professional, and full of creative ideas that really made sense for our business. They didn’t just focus on how the space would look but also how it would work for the team day-to-day. The new layout is efficient, modern, and welcoming, and you can tell they really thought about the details. The whole process was smooth and surprisingly stress-free. They kept me updated at every stage, which gave me confidence. I’m really happy with the results and wouldn’t hesitate to recommend them to anyone.

    Mykyta Khadzhynov

  • The results from Craftex’s commercial refurbishment in London are fantastic. The team was friendly, clear in communication, and made sure the project stayed on track. The workspace now feels efficient, welcoming, and modern. Definitely a team you can trust!

    Alaa Betar

  • We hired Craftex for a commercial ground floor fit-out with 2 flats above. There were some minor co-ordination hiccups with third-party suppliers but the team kept it moving. Finish quality was strong. Kitchens and doors look great. I have already asked them for a quote on the next project.

    Ben Edell

  • These guys actually deliver. They handled our first industrial to residential conversion near Tower Bridge, turned an old warehouse into 4 modern flats. They stuck to the plan, kept the site clean and the timing was on point. No hidden extras, no drama, just a professional construction company in London that gets the job done.

    Богдан Главацкий

  • We recently hired Craftex for a commercial office fit-out project in Central London, and overall, we’re really happy with the result. There was a delay on our side with a custom glass partition supplier, but the Craftex team managed the construction schedule very professionally and kept everything on track. Their guys worked clean, respected our workspace and IT setup, and kept the site tidy throughout. If you're looking for a reliable office refurbishment company in London, I’d definitely recommend Craftex. Would use them again without hesitation.

    Ardian Beleshi

  • This was a full high-end renovation of my Victorian rental apartment in Westminster, just off Sloane Square and Belgravia. The scope included full fit-out: electrics, plumbing, a new bespoke kitchen, and a luxury bathroom refurbishment. Craftex took care of everything and made the process easy. They weren’t the cheapest, but you can tell they really know what they’re doing when it comes to prime London property renovations.
    The team was professional, organised, and genuinely seemed to care about getting everything right. I was especially impressed with the quality of the finish – the attention to detail really shows in every corner.
    I’m very happy with the results and would definitely recommend Craftex to anyone looking for reliable, high-quality renovation work in Central London.

    Наталия Цимбалюк

  • I was stressed about timing since we had bookings lined up, but they smashed it. Even worked Saturday to finish the floor. My clients love the look — the beauty salon fit-out turned out exactly how I wanted. Couldn’t have pulled it off without their help. Genuinely appreciate the way they communicated throughout the refurbishment. If you need reliable help with beauty salon design or fit-out, especially in a place like Chelsea — these are the guys.

    Rami Jusupova

  • We used Craftex for a shop-to-flat conversion in Chelsea — turning an old retail space into two rental units. Access wasn’t the easiest, but the guys handled it well, no drama. Quote was clear, no hidden extras, and they actually stuck to it, which is rare. Finish came out solid, exactly what we needed for rentals. Joe (PM) kept things ticking and communication was always on point. All in all, smooth job — would use them again for sure.👍

    Apartify Estates

  • Fuse Energy hired Craftex on the fit-out and installation of our engineering and research centre, which included electrical, heating, lighting, plumbing, and ventilation upgrades. They delivered everything to a high standard and were proactive throughout — even working weekends to help speed up the programme, despite not being contracted to. They managed last-minute changes very well, communication was clear and consistent, and the team was professional from start to finish. We’d happily recommend Craftex to anyone needing a reliable construction partner.

    Hainro Eybers

  • Holistic therapy space fit-out
    Super impressed. I had a very specific vision for the studio. calm tones, soft lighting, hidden storage etc. the craftex team just got it. build was done quicker than I expected and the guys were polite, tidy and actually listened. we had 2 snags on day one but they fixed it before the week was out. worth it for the peace of mind.

    Dariia Shvyryda

  • Made a full refurbishment and redesign of our Central London office. Fantastic work, quality service and reliable people. Can recommend it to everybody

    Nikita Nigai

  • Amazing experience with these guys. I trusted them my apartment in London and Business. They are always accurate, very professional, responsive and neat. They would always advice me right things for my best interest. I had luxury experience with them and I would definitely recommend Craftex to everyone.

    Motush Motushev

  • Could not be HAPPIER with Sviat and the Craftex team, they certainly showed me that they’re the number one office design company in London that we’ve had the pleasure of working with. They gave us a unique design just like we wanted, and we loved the first initial draft of the concept. Also have to give them props for Construction, I gave them a tight timeline as we needed to move our team in ASAP, so they pulled double shifts and I didn’t see a drop in quality. Will be to talking to the team when we move up to our next bigger office. Highly recommended A+++

    Mikhail Burdoev

  • Very professional company. Craftex did brilliant minimalistic design and completely refurbished my apartment to the highest quality.

    Vlad

  • I and my husband are very satisfied with Craftex's service and customer support. We bought a house in Hampstead and wanted to redesign and renovate it. On our initial free consultation with Sviat, we found out that we actually can do loft conversion and rear extension and add value to the property straight away.
    We worked with the Craftex design team to bring our vision to life and deliver planning approvals. At that time guys started stripping out to save time on the construction programme as we wanted to move in ASAP.
    We worked with very experienced project director Konstantin who was responsible for all aspects of project delivery from design to construction with a very good eye on details and customer care.
    We saved a lot of money by having professional advice from the start. Project management and quality at Craftex are at the highest level. Many thanks to Craftex Team.

    Lia Lavryk

  • ISO 9001
  • ISO 14001
  • ISO 45001
  • CHAS
  • Constructionline Gold
  • SafeContractor
  • TrustMark
  • FMB
  • NICEIC
  • NAPIT
  • MCS
  • CSCS
  • Considerate Constructors
  • RICS, Royal Institution of Chartered Surveyors
  • RIBA, Royal Institute of British Architects
  • ARB, Architects Registration Board
  • Public & Employers' Liability £10M
  • Professional Indemnity £10M
  • ISO 9001, 14001 and 45001 certified

Got a site in Bristol? Send us the address.

Tell us what you want to build. A director reads the planning history and calls you back the same working day.

Unit 5, 160 Buckingham Palace Road, London SW1W 9TR

info@craftex.co.uk

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