the independent consultancy

Manchester 0161 638 9211 Liverpool 0151 305 1263

Need a planning consultant? Get in touch!

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Why use us?

  • We provide a personal and adaptable service, according to each client's understanding of the planning system and the level of support they require.

    Our advice is grounded in the previous experience of our team working for housebuilders, high-profile property consultancies and local government.

    Fees are set at the start of a project, taking account of its scale and complexity and utilising stage payments for larger projects.

  • Our focus on long-term relationships means that our clients can be sure of impartial specialist advice with an honest assessment of the prospects of success and any risks involved.

    With Mosaic, our collaborative working means that there will always be a senior member of staff adding value to your project and who is able to respond to issues arising.

Our history

  • Mosaic was co-founded in 2006 by Paul Williams and Leon Armstrong. Having worked for planning consultancies in the past, both wanted to start a practice which could provide a personal and agile planning service to the development industry.

    Since then, Mosaic has established itself as a trusted development partner for numerous clients, providing planning expertise on market housing, affordable housing and specialist care provision for the elderly.

  • Andrew Jalali joined the company in 2013 bringing an enterprising attitude and skills enabling Mosaic to offer housing needs surveys and site promotional documents.

    As many planning consultancies lose their identity through mergers, Mosaic remains independent, with our long-serving team offering a personal service.

Our services

Some of our main areas of work are listed below, but let us know how we can help with the needs of your own particular project.

Planning applications

Our submissions maximise the prospects for approval by anticipating and addressing the potential planning issues likely to arise:

  • Pre-application discussions
  • Planning Statements
  • Design and Access Statements
  • Supporting statements covering affordable housing, heritage, open space and regeneration matters
  • Site sequential tests and open space assessments
  • Reviewing financial contributions
  • Attendance at Committee
  • Reviewing decisions and attached conditions

Planning appeals

If your application has been refused or not decided by the target date, we will discuss whether an appeal is your best option:

  • Advice on prospects of success
  • Alternative methods of written representations, informal hearing or public inquiry
  • Arranging legal representation where required
  • Producing Statements of Case, Proofs of Evidence and acting as expert witness

Site appraisals

Our blend of planning and development experience means we assess the development potential of land and premises from a practical, commercial perspective:

  • From initial opinions to formal written advice
  • Establishing lawful use and permitted development rights
  • Reviewing opportunities and constraints for alternative uses and new development
  • Recommended strategy with actions and timescales

Project management

Progress through planning usually depends on contributions from other disciplines, which we can co-ordinate on your behalf:

  • Working alongside your preferred advisors or our suggested partners
  • Providing briefs to property professionals such as architects, chartered surveyors or lawyers
  • Involving technical advisors on flood risk, ecology, highways, noise and contamination
  • Reviewing output and co-ordinating the overall case

Community consultation

We manage, host and attend engagement programmes designed to reach a wide cross-section of a community:

  • Graphic design and website production
  • Arranging and publicising consultation events
  • Meetings with council officers, community groups, councillors and businesses
  • Feedback analysis alongside Statements of Community Involvement

Want to read more? Download our Community Consultation brochure.

Planning policy representations

The Local Plan is the starting point in deciding a planning application. Representations to emerging draft policies in order to protect your position or seek a change may be a crucial part of your strategy:

  • Monitoring Local Plan progress
  • Reviewing evidence base
  • Testing draft policies against national guidance
  • Representations on provision of housing and employment land
  • Promotion of specific sites for allocation
  • Attending Local Plan examinations
Community consultation Community Consultation Planning appeals Planning appeals Planning applications Planning applications Planning policy representations Planning policy representations Project management Project management Site appraisals site appraisals

Our recent projects

  • Green Belt/Retirement Housing

    Heaton Mersey Redevelopment
    Client:
    Anwyl Partnerships
    Site area:
    3.4ha
    Proposal:
    66 independent living apartments for over 55s
    Location:
    Cheadle Hulme
    Authority:
    Stockport Metropolitan Borough Council

    Issues:

    Green Belt designation, specialist housing need, housing land supply

    Outcome:

    Permission granted after Council accepted ‘very special circumstances’ to justify Green Belt development; provision of affordable retirement housing on previously development land outweighed harm to openness.

  • 100% Affordable Housing

    Breck Scheme Crewe
    Client:
    Breck Developments
    Site area:
    2.9ha
    Proposal:
    104 affordable homes with new access road and ancillary open space
    Location:
    Crewe
    Authority:
    Cheshire East Council

    Issues:

    Remainder of site allocated in Local Plan, but already granted permission without required Masterplan. Need to ensure compatibility, justify higher number of dwellings, and address design in area lacking local distinctiveness.

    Outcome:

    Application approved subject to S106 agreement.

  • Heritage

    Alma Mill Redevelopment
    Client:
    Alma Mill Development Ltd.
    Site area:
    0.1ha
    Proposal:
    Change of use and restoration of vacant mil, to create 24 self-contained apartments.
    Location:
    Macclesfield
    Authority:
    Cheshire East Council

    Issues:

    Impact of contemporary extension proposed to derelict listed mill building to ensure viability. Limited parking in town centre location.

    Outcome:

    Allowed at appeal after Council failed to substantiate stated level of harm to heritage asset. Inspector accepted lack of alternative and sustainability of location.

  • Strategic Urban Extension

    Rectory Lane, Standish
    Client:
    Persimmon and Morris Homes
    Site area:
    25ha
    Proposal:
    Up to 500 homes over 2 phases
    Location:
    Standish
    Authority:
    Wigan Metropolitan Borough Council

    Issues:

    Development of safeguarded site in absence of deliverable 5-year supply of housing land, together with alleged impacts on urban regeneration and highway capacity.

    Outcome:

    Further to appearances at the Local Plan examination, Mosaic has obtained permission across sites through combination of planning applications and appeals. Involved from inception though to implementation including discharge of conditions.

  • Education/Town Centre Redevelopment

    Bury College Expansion
    Client:
    Bury College
    Site area:
    0.3ha
    Proposal:
    New college building for healthcare and digital technologies
    Location:
    Bury Town Centre
    Authority:
    Bury Metropolitan Borough Council

    Issues:

    Design and phasing of development in highly prominent town centre site and patterns of associated pedestrian and cycle movement.

    Outcome:

    Approved under delegated powers following pre-application process and community consultation. Mosaic retained to act on additional proposals within College estate.

  • Local Plan Representations

    Local Plan Reps Preston-on-the-Hill
    Client:
    Morris Homes
    Site area:
    5.9ha
    Proposal:
    Residential allocation and subsequent planning application for 151 dwellings
    Location:
    Preston-on-the-Hill
    Authority:
    Halton Metropolitan Borough Council

    Issues:

    Borough-wide case for Green Belt release to meet housing need. Assessment of site-specific contribution to Green Belt and impact on listed building.

    Outcome:

    Mosaic represented Morris Homes throughout the local plan process, achieving removal of site from Green Belt and allocation in Halton Local Plan. We have since supported a planning application for 151 dwellings.

  • Specialist Care & Retirement

    Wirral Waters Retirement Living Development
    Client:
    Belong Care Villages
    Site area:
    0.5ha
    Proposal:
    72 care spaces with ancillary facilities, car parking and landscaping
    Location:
    Wirral Waters
    Authority:
    Wirral Metropolitan Borough Council

    Issues:

    Demonstrating specialist residential care needs; design sensitivities in historic dockside location and consistency with Wirral Waters Masterplan. A contaminated site with unique ecological constraints.

    Outcome:

    The Council agreed that the scheme would make a positive addition to the Wirral Waters Masterplan and accepted the scheme would make a significant contribution towards local older person’s needs.

  • Large-Scale Employment

    UPN Distribution Centre, Fradley
    Client:
    United Pallet Networks
    Site area:
    17.5ha
    Proposal:
    Circa 12,000sqm of employment floorspace
    Location:
    Lichfield
    Authority:
    Lichfield District Council

    Issues:

    Design and layout of large-scale warehousing and distribution proposals within an employment allocation.

    Outcome:

    Mosaic has successfully obtained permission for a first phase of development and continues to act on behalf of the operator to secure future phases.

  • Temporary Industrial/Warehouse

    Raleigh Bikes Industrial Development
    Client:
    Raleigh Bikes
    Site area:
    0.9ha
    Proposal:
    Retrospective application for 3 buildings totalling 3000sqm of additional floorspace.
    Location:
    Eastwood, Nottingham
    Authority:
    Broxtowe Borough Council

    Issues:

    Urgent need for storage capacity pending relocation led Raleigh to erect buildings in advance of planning permission being obtained.

    Outcome:

    Retrospective approval after benefits of supporting operation of major local employer held to outweigh short-term impacts on residential amenity and heritage assets.

Some of our clients

  • Aganto Temporary Building Specialists
  • Anwyl Group
  • Bellway Homes
  • Belong - your life, your pace, your way
  • “Black
  • Breck Developments
  • Bury College
  • DHL
  • Great Places Housing Group
  • The Guinness Partnership
  • HR Structures
  • HTS Industrial Building Specialists
  • Jaguar Land Rover
  • Johnnie Johnson Housing
  • Keepmoat Homes Ltd
  • Lauralu UK Ltd
  • MCI Developments
  • Miller Homes
  • Morris
  • North West Ambulance Service
  • Mosscare St Vincents Housing
  • Persimmon - Together, we make a home
  • Pozzoni Architecture
  • Raleigh Bikes
  • RÖDER Group
  • Rowlinson Construction
  • Smart-Space
  • Spaciotempo Industrial Buildings
  • Stanley Investments Ltd
  • Stellantis
  • Stockport Homes
  • Torus
  • Vistry Group
  • “Volvo
  • “Wigan
  • "Mosaic are first class. I cannot recommend them enough."

    Mark Hutchinson

    Director @ Aganto Ltd.
  • "I have worked with Mosaic director Paul Williams for over 14 years at various companies and found him to be extremely knowledgeable with a very proactive and ‘can do’ attitude. HisTheir tenacious approach to what can be a very complex process gives you confidence that they will always achieve the right result."

    Phil Dolan

    Managing Director @ Anwyl Homes
  • "All the team at Mosaic are professional, proficient and commercial in dealing with any planning problem I throw at them. Over the years they have managed dozens of planning applications for me successfully. They are cost-effective and quick to respond to any query I may have. I would recommend them to any land owner or developer."

    Andrew Garnett

    Director @ Breck Developments
  • "Mosaic were very straightforward to work with. They understood our planning requirements and advised us at every turn in getting the best result in the quickest time."

    Steve Welch

    Project Manager @ Unipart Rail
  • "Mosaic have managed a number of schemes on our behalf. Their commercially-led approach to planning has enabled us to focus on our core business with the confidence that our applications will be dealt with in a professional, personal and diligent manner. I would definitely endorse working with them."

    Leigh Cresswell

    Business Development Director @ Partner Construction
  • "UPN extended the buildings on our 19 acre hub facility site at Fradley Park, Lichfield from 120,000 square feet to 170,000 square feet. Due to operational pressures, the work had to be carried out as quickly and seamlessly as possible. Thanks to Mosaic the whole project was carried out successfully within the minimum time frame. They understood our planning requirements and provided help and guidance at every stage."

    Geoff Allard

    United Pallet Network

  • "We have worked with the Mosaic team for many years and Their understanding of the affordable housing and Extra Care sectors are second to none. Their depth of knowledge of the planning process , coupled with a commercial edge, helps bring a tremendous amount of added value and opportunity to what sometimes can be a challenging industry to deliver in."

    Roy Carthy

    Senior Business Partner @ Your Housing Group

Meet the team

Paul Williams

Director

BA (Hons) MTP MRTPI

Likes:

About Paul:

After working for Stockport Council, housebuilder Persimmon and property consultancy Bidwells, I’ve had direct experience of pretty much every aspect of planning. As well as giving me in-depth knowledge, this means I automatically see projects from a range of perspectives. Planning advice should not be provided in a vacuum, divorced from the likely reactions of the community or the commercial realities of implementation.

I help my clients to make sense of a planning system which has become incomprehensible to many after decades of piecemeal reform, by providing clear advice about realistic outcomes and the best ways to achieve them.

In addition to working alongside colleagues through our team-based approach, I have focussed on promoting strategic sites and appearing at Local Plan Examinations throughout the North West.

Leon Armstrong

Director

BA (Hons) DipTP MRTPI

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About Leon:

I have been a planning consultant for over 15 years and in this time have gained experience across the residential, industrial, health care and retail sectors. I predominantly focus on residential developments, involving analysis of five year housing land supply, affordable needs and regeneration matters.

I have obtained permission for housing schemes from small rural exception developments in the Green Belt to large contaminated sites in the urban area. I gain satisfaction from bringing derelict land back into use and providing affordable housing for those in need, such as young families and first time buyers.

Andrew Jalali

Associate

BA (Hons) MSc MRTPI

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About Andrew:

I manage a range of development types and have secured permission for changes of use, specialist care, affordable housing and industrial development such as distribution and manufacturing facilities.

I lead our community consultation service, providing the management, hosting and graphic design for meetings, events and websites designed to engage with all sections of society.

Local politics in planning can make the process both exciting and dramatic, bringing into perspective the importance of promoting development. Vital to this is demonstrating the benefits, such as in the delivery of affordable homes, restoration of heritage buildings or meeting the accommodation needs of those with specialist care requirements.

Alex McLaren

Planner

MPlan

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About Alex:

After working with Mosaic part-time throughout my Masters, I joined the company full-time upon graduating. My role at Mosaic has been, and continues to be, an exciting opportunity to apply the knowledge and skills I gained throughout my studies to real-life projects, whilst developing my industry knowledge and skillset as a consultant.

Since joining, I’ve worked on a wide range of applications, appeals and appraisals in the North West and across the country. I have gained experience across several sectors, helping to secure permission for residential projects including affordable and extra care schemes as well as commercial projects from retail units to the redevelopment of industrial premises.

I have a keen interest in Planning, with a particular passion for areas such as brownfield development, regeneration of heritage assets, and affordable and specialist housing.

Our Manchester office

Mosaic Town Planning
Bloc
17 Marble St.
Manchester
M2 3AW
Tel:
0161 638 9211
Email:
enquiries@mosaictownplanning.co.uk

Our Liverpool office

Mosaic Town Planning
301 Tea Factory
Fleet Street
Liverpool
L1 4DQ
Tel:
0151 305 1263
Email:
enquiries@mosaictownplanning.co.uk