Planning Consultants in Surrey
Around three-quarters of Surrey is Metropolitan Green Belt, and in districts such as Tandridge the figure is over 90%, making development proposals particularly challenging. The Surrey Hills National Landscape covers a large part of the county. Surrey is predominantly residential with high land values and a strong market for extensions, new dwellings, and equestrian facilities in its rural areas.
Common in Surrey
Local planning authority: Surrey County Council and borough and district councils including Guildford Borough Council, Waverley Borough Council, Mole Valley District Council, and Reigate & Banstead Borough Council
Surrey's Move to Two Unitary Councils
On 1 April 2027, Surrey County Council and Surrey's 11 borough and district councils will be replaced by two unitary councils. East Surrey Council will cover Elmbridge, Epsom & Ewell, Mole Valley, Reigate & Banstead and Tandridge. West Surrey Council will cover Guildford, Runnymede, Spelthorne, Surrey Heath, Waverley and Woking. Until then, applications continue to be decided by the existing borough and district councils.
Each district's adopted local plan will continue to apply after reorganisation until the new councils prepare replacements, so the policies that matter still depend on where the site is. Several districts are at very different stages: Spelthorne and Mole Valley have adopted plans, Surrey Heath is awaiting the Inspector's final report, Epsom & Ewell is at examination, and Elmbridge and Tandridge have withdrawn draft plans and are relying on older policies. We track each one and advise on how the transition affects timing and strategy.
Site in a flood zone?
Development in Flood Zones 2 and 3 usually needs a flood risk Sequential Test. For sites in Runnymede and Spelthorne we offer a fixed-fee Sequential Test for £300, delivered within 24 hours of payment.
Planning Services in Surrey
Urban Vista Planning provides the full range of planning consultancy services to clients across Surrey — from homeowners and landowners to developers and businesses. Our Chartered Town Planners are MRTPI-accredited and experienced in dealing with the planning authorities operating in Surrey.
- Planning permission applications
- Pre-application advice
- Planning appeals
- Permitted development assessments
- Lawful Development Certificates
- Change of use applications
- Heritage and listed building consent
- Ecology & Biodiversity Net Gain
- Highways and transport assessments
- Infrastructure consenting
- Equestrian and rural planning
- Discharge of planning conditions
Why Urban Vista Planning?
MRTPI & MCIHT Accredited
Our Chartered Town Planners and specialist associates are accredited and regulated by their professional bodies, including the RTPI and CIHT.
UK-Wide Coverage
We advise clients across England and Wales, including Surrey, from our offices in Taplow (Buckinghamshire), Leeds, and Hereford.
Free Initial Consultation
We provide an honest initial view of your project — what is achievable, the best consenting route, and likely timescales — at no charge.
Full-Service Consultancy
We manage the entire planning process: application preparation, specialist coordination, authority engagement, and conditions discharge.
Key Planning Constraints in Surrey
These designations and policy issues shape what can be built in Surrey. Identifying them early is the single most effective way to avoid delay, invalid applications and refusal.
Metropolitan Green Belt
Around three-quarters of Surrey is Green Belt, so most rural and edge-of-settlement proposals turn on Green Belt policy.
Thames Basin Heaths SPA
Residential schemes in west Surrey within the 5km zone must secure SANG and SAMM mitigation.
Surrey Hills National Landscape
The protected landscape covers the North Downs and Greensand Ridge, where major development is strongly resisted.
Wealden and Thames flood risk
The Wey, Mole and Thames corridors carry significant flood risk constraints.
Infrastructure & Energy Planning in Surrey
Surrey sits between Heathrow and Gatwick and is crossed by the M25, M3 and M23, generating demand for logistics, EV charging, energy and utility infrastructure. Its Green Belt edge along the M25 has also drawn interest from data centre operators. We advise on consenting strategy and Green Belt justification for infrastructure and commercial proposals across the county.
Planning in Surrey: FAQs
Which council deals with planning applications in Surrey?
Planning applications in Surrey are determined by the local planning authority for the site — Surrey County Council and borough and district councils including Guildford Borough Council, Waverley Borough Council, Mole Valley District Council, and Reigate & Banstead Borough Council.
What are the main planning constraints in Surrey?
Key constraints in Surrey include Metropolitan Green Belt; Thames Basin Heaths SPA; Surrey Hills National Landscape; Wealden and Thames flood risk. We identify which apply to your site at the outset so they can be addressed in the application rather than discovered during determination.
Do you advise on infrastructure and energy projects in Surrey?
Surrey sits between Heathrow and Gatwick and is crossed by the M25, M3 and M23, generating demand for logistics, EV charging, energy and utility infrastructure. Its Green Belt edge along the M25 has also drawn interest from data centre operators. We advise on consenting strategy and Green Belt justification for infrastructure and commercial proposals across the county.
Towns and Districts We Cover in Surrey
Other Areas We Cover in the South East
Need a Planning Consultant in Surrey?
Book a free initial consultation — we will give you a clear view of your options and the best route forward.