Small But Tricky – Unlocking Opportunities For Smaller Schemes
Category
Bell Cornwell News
Region
South West
Date
24 February 2026
Smaller-scale developments often face a surprising range of challenges, from tight policy constraints and technical considerations to questions around design, character and impact on neighbouring properties.
Successfully navigating these issues requires a detailed understanding of the planning system, strong local knowledge and a pragmatic, solutions-focused approach. We support clients across a wide and varied project spectrum. Alongside major residential and commercial schemes, we regularly advise on smaller developments that are just as important to our clients and can be just as complex to deliver.
Our experience includes advising on:
These projects often require careful consideration of local design guidance, residential amenity, heritage and landscape impacts, and detailed interpretation of national and local planning policy. Smaller schemes can also attract strong opinions from councillors or neighbours, making clear justification and evidence-led arguments essential.
At Bell Cornwell, we approach every project with the same level of care and commitment, regardless of scale. Our detailed understanding of the planning context across Devon and beyond demonstrates the locally informed, pragmatic advice we provide nationwide, helping us to identify risks early and steer proposals towards successful outcomes.
Our Devon team was instructed to prepare a householder planning appeal following Torbay Council’s refusal of permission for substantial side and rear extensions to a residential property in Paignton. The Council raised concerns about the modern design approach and bold material palette, concluding that the proposals would harm the character of the street scene.
Our appeal submission set out a clear and robust design rationale, demonstrating that the extensions were deliberately conceived as a contemporary intervention, resulting in an innovative and high-quality dwelling. We showed that the proposals would enhance, rather than detract from, the street scene and complied with relevant design policies.
The Planning Inspector agreed with our assessment, finding the Council’s reasons for refusal to be unfounded, and the appeal was allowed.
In this case, our client sought permission for a side extension to a semi-detached bungalow. Exeter City Council refused the application, citing concerns regarding visual balance and non-compliance with the size and design parameters of the Exeter Residential Design Guide.
We were instructed to challenge the decision and adopted a practical, evidence-led approach. By carefully analysing the site context and existing dwelling, we demonstrated that, although the proposal fell outside certain Design Guide criteria, it caused no material planning harm and was well integrated with the host property.
The Planning Inspector accepted our reasoning and allowed the appeal, securing planning permission for our client.
Smaller schemes can be deceptively complex, but with the right advice they can be successfully delivered. Bell Cornwell’s experience, technical expertise and strong local knowledge mean we are well placed to help unlock opportunities, overcome obstacles and achieve positive planning outcomes for projects of all sizes.
If you are considering a smaller development and would like advice, our Devon team would be pleased to help.
The Bell Cornwell team provides tailored advice to help you maximise your chances of success, from site selection and design coordination to planning applications and post-permission requirements. If you want expert planning support, get in touch with our team.
Get in touch with our team and get your
project started today
Sarah Smith is an Associate Planner in the Hertfordshire office and brings extensive experience from senior roles in local government and private practice. She advises on a full range of planning matters, with specialist expertise in Green Belt issues, National Landscapes, heritage and large, strategic projects. She has been a chartered member of the Royal Town Planning Institute since 2006.
