the independent consultancy
market housing - affordable housing - retirement living
0161 457 1454
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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.
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.
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.
Samantha Lee joined us in 2018 to manage a growing case load of commercial and industrial applications and support the team.
As many planning consultancies lose their identity through mergers, Mosaic remains independent, with our long-serving team offering a personal service.
Our submissions maximise the prospects for approval by anticipating and addressing the potential planning issues likely to arise:
If your application has been refused or not decided by the target date, we will discuss whether an appeal is your best option:
Our blend of planning and development experience means we assess the development potential of land and premises from a practical, commercial perspective:
Progress through planning usually depends on contributions from other disciplines, which we can co-ordinate on your behalf:
We manage, host and attend engagement programmes designed to reach a wide cross-section of a community:
Want to read more? Download our Community Consultation brochure.
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:
National planning policy provides for limited affordable housing for community needs in the Green Belt as an ‘exception’ to the usual restrictive planning policies. However, despite constructive engagement with the Parish Council, there was vigorous local opposition. Compelling evidence was therefore provided to demonstrate local housing need which was supported by the Planning Committee.
Planning application approved in November 2017.
The draft Cheshire East Local Plan Strategy proposed a low housing target which failed to align with economic growth forecasts. It also lacked allocations in the authority’s northern towns, which are located in an area of high demand and low affordability but constrained by Green Belt.
Local Plan adopted with an increased housing requirement and an allocation for 150 dwellings at the site following Green Belt review. Full planning permission is expected in mid-2019.
The application involved conversion of a vacant landmark building in central Stockport, close to rail and bus stations. It was necessary to demonstrate how regeneration and town centre living benefits outweighed loss of employment, and that retail uses would not adversely affect the primary shopping area. The incorporation of ‘green walls’ boosted environmental sustainability.
Application approved October 2018 following Section 106 legal agreement.
The site was ‘Protected Open Land’, identified to meet long-term development needs. In refusing the application, the Council claimed to have a five year supply of housing land. We demonstrated that many of the claimed sites were unrealistic or unviable, and that a potential by-pass route would not be prejudiced by approving the application.
Allowed on appeal after public inquiry December 2017.
Following refusal by the Council, an appeal inspector identified the main issue to be whether the proposal would preserve or enhance the character and appearance of a Conservation Area. The existing building did not make a positive contribution. Although the new building would be of a considerable scale, it could be accommodated by the relatively large plot and design features would break up its massing.
Appeal allowed in December 2016.
Although outside of the Local Plan settlement boundary, the site would become ‘infill’ once adjacent housing already approved is developed. The Council lacked a 5 year housing supply and weight was given to provision of additional affordable housing.
Planning permission granted February 2019.
The Council is supporting a new ‘city neighbourhood’ with high levels of housing and employment, together with supporting leisure, retail, community, health and education uses. We provided evidence of demand for specialist care provision to enable older residents and those with dementia to remain part of the community.
Planning permission granted April 2019.
Client sought rapid and cost-effective solution to short-term requirement for storing and packing finished goods. However, local authorities do not support buildings of non-permanent construction without restriction.
Time-limited permission granted April 2019.
Although the site was within an existing industrial estate, it was partly outside of development boundary in an outdated Local Plan. The existing local employer had to relocate to allow expansion, but we highlighted the lack of alternative large-scale sites suitable for distribution uses.
Application approved December 2018.
"Mosaic are first class. I cannot recommend them enough."
"Their tenacious approach to what can be a very complex process gives you confidence that they will always achieve the right result."
"All the team at Mosaic are professional, proficient and commercial in dealing with any planning problem I throw at them.I would recommend them to any land owner or developer."
"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."
" I would definitely endorse working with them."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.
"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."
"Their understanding of the affordable housing and Extra Care sectors are second to none. Their depth of knowledge of the planning process helps bring a tremendous amount of added value "
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.
I have been a planning consultant for over a decade and 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.
I manage a range of development projects and have secured permission for changes of use, market and affordable housing and industrial developments including distribution warehouses and manufacturing facilities.
I lead our community consultation service, providing the management, hosting and graphic design for meetings, events and websites to engage with all sections of society.
I have found that local politics in planning can make the process both exciting and dramatic, which helps bring into perspective the importance of promoting the benefits of a development, such as in the delivery of affordable homes.
Since graduating from the University of Manchester with my planning masters, I have been involved in a range of projects from large regeneration schemes in prominent locations to securing permission for changes of use and advertisement consents in out of town areas.
Being good with numbers, I enjoy analysing the housing demand figures and five year housing land supply. I am able to translate this confusing and overwhelming information into pictures and diagrams with the range of design and mapping software under my belt.
The housing market is a concern to many people, especially the younger generation. I would like to become a specialist in this field during my time with the company; I intend to develop my understanding of housing and employment projections so that the need for new housing can be clearly communicated to others.