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Red-brick Victorian terrace with white sash windows in Tunbridge Wells, Kent

Planning Consultants in Kent

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 record

  • 10,000+homes through planning, Development Director's record
  • 4,000+homes delivered by our Development Director
  • 850homes consented at Kennet Island, led by our Development Director
  • £225M+of land acquired, Development Director's record

Planning in Kent: what gets approved

Craftex are planning consultants for developers and owners with sites in Kent, working with the 12 district councils and Medway Council. We take schemes from pre-application advice to decision or appeal, and our own build team costs every option before it is submitted.

Kent is not one planning authority but thirteen, and they behave very differently. Sevenoaks is almost entirely Green Belt, while Ashford, Canterbury and Thanet have none at all. A scheme that suits Dartford can fail in the Kent Downs. What gets approved here is a scheme drawn for its own district's plan, with its numbers proven before submission. Our London team reads that plan first, then our planning consultants shape and price the scheme around it.

Our Development Director has done this in Kent, in an earlier role. Before joining Craftex, Rob Barton secured a 1,100-home masterplan at Holborough Lakes, Snodland, for Berkeley Homes. Not ready for a call? Download the free planning guide. Ready now? Name your district and we come back the same working day with the council that decides.

Red brick English house with dormer windows and a picket fence on a village lane

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How do our planning consultants help in Kent?

Six pieces of work for a Kent site. Take only the ones your scheme needs.

Aerial view of a housing estate bordering green fields on the edge of an English town

Site appraisal and strategy

We check which of the 13 councils decides, its plan, the Green Belt line and the site's planning history.

Hands drafting a plan with a pencil and scale rule, with a roll of drawings on the table

Pre-application advice

We prepare for the district's own pre-application service, so officers see a scheme they can support.

Printed floor plans and sketch drawings spread on a wooden table

Full and outline applications

One coordinated submission to the Kent council concerned, managed through consultation to a decision.

Desk with a calculator, printed charts, a pencil and ring binders

Viability, Section 106 and CIL

Each district's obligations and levy priced into every option, so the land value holds.

Pencil resting on a dimensioned technical drawing beside a scale ruler

Costed before it is submitted

Our construction team prices each layout while it is drawn, so consent and cost arrive together.

Open grassed plot beside a street of brick-built houses on an English housing estate

Appeals and refused schemes

We read the Kent council's reasons, then advise an amended scheme or an appeal on its real odds.

Name the Kent district and the site, and we tell you which of the six apply.

Kent planning: what developers need to know

Thirteen councils, thirteen plans

Kent County Council does not decide most housing schemes. The 12 district councils and Medway do, each under its own local plan. Dartford adopted the Dartford Plan to 2037 in 2024. Tunbridge Wells adopted its Borough Local Plan 2020-2038 on 10 December 2025. Medway has submitted its Local Plan 2041 for examination, to replace the 2003 plan. Ashford is preparing its Local Plan 2044 and expects adoption in March 2029.

How fast Kent councils decide

The statutory clock is 13 weeks for a major scheme and 8 weeks for most others. In the year to June 2026, nearly three in four Kent major decisions came on an agreed extension of time or a planning performance agreement. Ashford, Dartford and Medway decided every major scheme within time. Canterbury managed 73.9%, the lowest in the county. We agree a realistic timetable with officers rather than rely on the clock.

Green Belt in the west, landscape in the Downs

At 31 March 2026, Green Belt covered 92.9% of Sevenoaks, 76.8% of Gravesham and 71.0% of Tonbridge and Malling. East Kent districts such as Ashford, Canterbury and Thanet have no Green Belt. The Kent Downs National Landscape runs from the white cliffs of Dover to the Surrey and London border. Each designation changes what a site can carry.

Local tests that cost money

In Ashford, housing and other overnight accommodation must show it will not harm the protected Stodmarsh Lakes. That nutrient neutrality test can mean buying credits before consent. CIL charging and Section 106 terms also differ between districts. We price every one of them on your site before an application goes in.

Not sure which Kent council, plan or designation covers your land? Drop us a location pin and we confirm it.

How it works

How do we take a Kent scheme through planning?

01

Name the district

Send the address. We confirm which Kent council decides and read its plan and the site's history.

02

Use that council's pre-app

Each Kent district runs its own pre-application service and charge, so we book the right one and lead the meeting.

03

Draw, price and test

Options drawn against the district's policies, then costed by our build team with CIL and obligations included.

04

Submit and agree a timetable

One coordinated application, with a realistic decision date agreed with the case officer in writing.

05

Conditions, appeal or build

Conditions discharged, an appeal run if needed, and construction by us or an introduced builder, depending on location.

Cover of the free Craftex Guide to Planning and Prior Approval

The Craftex Guide to Planning and Prior Approval

Full planning, permitted development, prior approval and change of use, and which route suits a Kent building. It covers the legal time limits, a document checklist and the most common refusal reasons. Read it before you commission drawings for your site.

Our promises

Six promises, written into your contract

Want all six written into the agreement for your Kent site? Ask for them when we send our proposal.

  1. The right council, from day one

    We confirm which of Kent's 13 planning authorities decides before any design fee is spent.

    a named council and plan in our first reply.

  2. A straight answer on Green Belt land

    If west Kent policy makes your site a long shot, you hear it before paying for drawings.

    the appraisal states the designation in writing.

  3. Every Kent layout costed by our builders

    Each option carries a construction cost plan, so the consent you win can be built.

    cost plans issued with the planning strategy.

  4. Nothing extra without your written approval

    No added report, survey or redesign starts until you have agreed its scope and cost in writing.

    a signed scope and cost for every change.

  5. Planning judgement from a former housebuilder

    Rob Barton took 10,000+ homes through planning in his earlier roles, including a masterplan at Snodland in Kent.

    Holborough Lakes, 1,100 homes, at Berkeley Homes.

  6. Insurance in place before work begins

    £10M public and employers' liability, professional indemnity on request, and an RICS-qualified quantity surveyor on our team.

    the £10M liability cover is in force now.

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.

Holding a fee proposal from another Kent planning consultant? Send it to us. We'll beat it. A director checks it against your district's plan and the reports it will ask for, then answers you the same working day.

Compare your quotes

Why are planning applications refused in Kent?

Six reasons Kent schemes stall or fail, and how we plan around each one. Already refused by a Kent council? Send us the decision notice and the officer's report.

AreaThe usual riskWith Craftex
Green Belt in the westa scheme drawn for open land in Sevenoaks or Gravesham, refused as inappropriate development.grey belt and exception tests checked before a single drawing.
The Kent Downsa design that ignores the National Landscape and its views.landscape evidence commissioned early, with the scale and layout set to suit it.
Stodmarsh Lakesnew homes in Ashford held up because nutrient neutrality was never shown.the mitigation or credits costed into the appraisal from the start.
The wrong district's rulespolicies copied from a neighbouring council's plan.the deciding council's own adopted plan and emerging plan read side by side.
A slow decisiona major scheme left past its 13 weeks with no agreed date.a written timetable agreed with the case officer at validation.
Unpriced obligationsSection 106 and CIL discovered at committee, and the scheme no longer pays.each obligation priced per option before submission.

Planning application fees in Kent, 2026

Every Kent council charges the national fee set for England. These are the Planning Portal figures in force since 1 April 2026, checked 4 November 2026. Our own work is quoted once we have seen the site.

ApplicationBasisFee £
New homesPer dwellinghouse, fewer than 10610
New homesPer dwellinghouse, between 10 and 50659
New homes, more than 50£32,578 plus £196 per additional dwellinghouse, maximum £427,53732,578+
Outline applicationPer 0.1 hectare, site area less than 0.5 hectares610
New non-residential floor spacePer 75 m², more than 40 m² but less than 1,000 m²610
Variation or removal of a conditionNon-major development608
Discharge of conditionsAny other development309
Non-material amendmentAny other case309

Want the fee and the full planning route for your site? Send us the address.

Planning consultant case studies

None of these sites is in Kent. Two were led by our Development Director before he joined Craftex; Allitsen Road is ours. Want a Kent site tested the same way? Send it over.

Our team

  • in

Planning consultants in Kent: your questions

How long does a Kent council take to decide?

The legal target is 8 weeks for most schemes and 13 weeks for major ones. In the year to June 2026, most major decisions in Kent came on an agreed extension. Canterbury was the slowest district for both major and smaller schemes.

Is pre-app advice available from Kent councils, and what does it cost?

Yes. Each district and Medway runs its own pre-application service and sets its own charge. We confirm the current fee on the council's website when we plan your route. Advice is not binding, so we test it against policy too.

How much do planning consultants charge in Kent?

It depends on the scheme, the council and the reports it needs. We do not publish a fee. Get in touch and we will discuss your project; the council's application fee is the national one shown above.

Is my site in the Green Belt or the Kent Downs?

Send us the address and we will check. Sevenoaks, Gravesham, Tonbridge and Malling and Dartford are mostly Green Belt; Ashford, Canterbury, Dover, Folkestone and Hythe, Swale and Thanet have none. The Kent Downs National Landscape crosses the county.

Which local plan covers my land, and does it allocate it?

Your district's adopted plan applies, alongside any plan in preparation. Tunbridge Wells adopted a new plan in December 2025; Medway's is at examination. We read the allocations and policies maps for your site.

Will you fight a refusal from a Kent council at appeal?

Yes. You usually have up to six months from the decision letter to appeal. We first check whether an amended resubmission would be faster. If an appeal is stronger, we prepare the case and agree its scope with you first.

Must a planning consultant be based in Kent?

No. Our team is in London; we work remotely with Kent councils and visit the site and the officers when it matters. What wins consent is knowing the district's plan, and we read it before advising.

Can you build the scheme once it has consent?

We can build it or introduce a builder, depending on where the site is. Planning, design and construction sit in one team, so the consented scheme is the one we priced.

What size of Kent scheme do you take on?

Development and planning schemes from £3M to £150M GDV, from a few homes on a yard to a large outline site. Smaller projects: ask, and we will tell you honestly if we fit.

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

Will your scheme get permission?

Send us the address and tell us what you want to build. You get an honest view of the planning route and its risks, free, before you spend a pound on design.

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

info@craftex.co.uk

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