Modus Planning

10/02/2026

Modus Insights

Had planning permission before? Here’s why it doesn’t mean what it used to, and how Modus Planning can help.

One of the most common conversations I’m having just now is with landowners who say something along the lines of:

“We had planning permission a few years ago, so we assumed it would be straightforward to renew or move forward.”

That’s an entirely reasonable assumption. Until recently, planning history counted for a lot.

What’s changed is the policy context.

With the introduction of NPF4, and the way it is now being applied, having had planning permission in the past no longer carries the weight many people expect. In particular, renewals and reapplications are not simply treated as a continuation of what was previously approved - they are now assessed afresh against current policy, with little regard to how or why the original consent was granted.

I’m seeing this catch people out in a few common ways:

- an assumption that renewal will be routine
- surprise at how little weight is given to planning history
- frustration when proposals that were previously supported are now said to be unacceptable in principle

In many cases, landowners acted in good faith. Permissions were granted, some were extended during Covid to provide certainty, and people quite reasonably took comfort from that. The difficulty now is that the policy landscape has shifted, and the rules of the game have changed underneath them.

This doesn’t automatically mean a site is 'dead'.

A large part of my current work at Modus Planning involves helping landowners take a step back and look at where an old consent really stands under today’s policy framework. Sometimes that means being honest about the limits of what can be achieved. In other cases, it’s about understanding how a site might be repositioned, reshaped or promoted differently so that its planning history still counts for something.

The key point is this: assuming an old consent still provides security can lead to wasted time, cost and frustration. Getting clear advice early on can make the difference between a site quietly stalling and one that still has a realistic path forward.

The preparation of new Local Development Plans also gives landowners an opportunity to re-promote sites that previously had planning permission. Even where consent has lapsed, the plan process allows these sites to be considered again in a strategic context and, in some cases, re-established in principle.

If you’ve had planning permission in the past and are now unsure what it actually means under NPF4, Modus Planning can provide clear, independent advice on the options available.

22/01/2026

MODUS INSIGHTS

Rural housing, NPF4 and unintended consequences

During Covid, many planning permissions in Scotland were automatically extended to give landowners certainty at a very difficult time. That was the right thing to do.

What’s less well understood is what happened next.

The new National Planning Framework (NPF4) came into force in February 2023, just weeks before those Covid extensions expired at the end of March. As a result, when people later came to alter, renew or reapply for permissions they had, they were often told that the same proposals would now be refused under the new policy framework.

In practice, this has left a number of rural sites stranded, not because the site or the proposal had changed but because the policy context changed underneath them.

This is something I’m seeing repeatedly:

- sites with a clear planning history

- sites that were previously supported

- sites that are now stuck due to inflexible interpretations around roads, drainage, sustainability or infrastructure standards

At Modus Planning, we spend a lot of time helping landowners understand where they now stand and, just as importantly, what can still be done.

That might include:

- reassessing sites against NPF4 in a more realistic, proportionate way

- identifying whether revised proposals are worth pursuing

- promoting land through the Local Development Plan or Call for Ideas process

- or making sure councils properly understand the planning history and context of a site

Alongside individual projects, we’re also actively engaging with local plan processes to highlight how these unintended consequences are affecting rural housing delivery more widely.

If you had planning permission that you’ve since lost, or you’re unsure whether a site is now “dead” under NPF4, it’s worth getting proper advice before writing it off.

Sometimes the problem isn’t the site. It’s the way the system changed.

If you’re unsure where a site now stands under NPF4, Modus Planning can provide clear, independent advice on the options available.

12/01/2026

Modus Monday – looking ahead to 2026

A lot of what we do at Modus Planning is about supporting live and ongoing planning applications.

We spend a fair bit of time working alongside other architects and designers, preparing clear, site-specific supporting statements that explain why a proposal works, not just what is being proposed.

On rural sites especially, policy is rarely black and white, and it’s often the written case that helps unlock a scheme.

That support can make the difference between a refused application and one that planners are comfortable taking forward. It comes down to understanding the site, the policy context, and setting it out plainly, without over-selling it. We focus on a clear analysis of how proposals align with local and national planning guidance.

2026 is going to be a big year with many Councils preparing new Local Plans.

If you’re working on a rural project in 2026 and need help strengthening the planning case, that’s where Modus adds value.

22/12/2025

Modus Monday – a few days from Christmas

As we head towards the Christmas break, I just wanted to say a genuine thank you to everyone who’s supported Modus Planning since I started things off back in April.

It’s been a busy first year.

Since starting, I’ve worked on a wide mix of projects across South Lanarkshire and beyond – rural house proposals, small housing sites, call-for-ideas submissions, policy representations, and plenty of behind-the-scenes discussions with planning officers and consultees.

A lot of quiet hard work , a fair bit of negotiation, and some really positive outcomes along the way.

What’s been especially encouraging is the trust people have put in me – landowners, families, farmers, and fellow professionals – often at an early or uncertain stage. That support really does mean a lot.

I’ll be taking a bit of a breather over Christmas, but I’ll no doubt still be pottering about with ideas and sketches ready for the new year. There’s plenty lined up for 2026, and I’m looking forward to building on what’s been a really solid start.

Wishing you all a very Merry Christmas and a healthy, happy New Year.

Thanks again for the support – it’s genuinely appreciated.

Mark

14/11/2025

MODUS MONDAY, ON A FRIDAY! – A Quick Look at NPF4 & the Local Plan Process

It’s been a while since my last Modus Monday, but with South Lanarkshire’s new Local Development Plan (LDP) moving through its early stages, now feels like a good time to share a few thoughts on how national and local planning are interacting — and where I think things could improve.

Over recent months, I’ve made a series of policy submissions in response to the Council’s Topic Papers. These weren’t about promoting specific sites or chasing work. They were about giving rural South Lanarkshire a clear, practical voice at the stage where early thinking still takes shape.

And one thing is becoming increasingly obvious:

There’s a growing tension between national consistency and genuine local decision-making.

Both are important but the balance doesn’t feel quite right at the moment.

NPF4: Ambitious, but creating new pressures

NPF4 has a lot of positive aims — climate priorities, better placemaking, stronger infrastructure links. But in practice, it has brought two challenges that councils now have to wrestle with:

“Check early alignment”

Councils must demonstrate alignment with national policy before they write their Local Plan. Useful in theory — but it also means local nuance can get squeezed out before it even reaches the table.

“Consistency across Scotland”

Again, fair in principle. But uniformity isn’t always the same as fairness.

South Lanarkshire is not the same as Dundee, the Borders, or Inverness. Rural parts of our area need a different approach from our towns.

Both of these pressures can lead to a cautious, risk-averse culture where genuine innovation becomes difficult.

Gatecheck: important oversight, but influence too early

Gatecheck is a required step where the Scottish Government checks that a council’s Evidence Report is solid and aligns with national policy before any draft Local Plan can be written.

Gatecheck is supposed to ensure that the Evidence Report is sound - not to dictate policy. But in reality, it has the side-effect of shaping what councils feel they can and cannot explore. That makes early consultation stages safer and more controlled than they should be.

It doesn’t prevent good ideas — but it does make councils nervous about exploring them.

Where Modus Planning sits in all this

In my recent submissions in the Local Plan process, I’ve raised a few consistent themes:

• The need for more flexibility in rural housing

Long-standing rural communities need a chance to grow in ways that work for them.

• Recognising the differences between rural settings

We have lots of different types of rural environments in South Lanarkshire — established clusters, former farm groups, and small pockets of housing. Each of these needs policies that recognise their differences.

• A more realistic approach to private access roads

The strict five-house limit doesn’t always reflect rural circumstances.
Other councils take a more flexible, contribution-based approach — and there’s no reason South Lanarkshire couldn’t explore similar options.

None of these suggestions contradict NPF4. They simply highlight where local solutions may be more appropriate than national templates.

Looking ahead

Despite the challenges, I’m optimistic.

Once Gatecheck is out of the way, councils regain more space to shape their own Local Plans, and that’s when the real local discussions begin.

The work Modus Planning has done so far isn’t about quick wins!

It’s about:

shaping the evidence base early

raising practical issues that affect real communities

encouraging a more flexible, locally aware planning approach

and supporting South Lanarkshire to build a plan that actually works on the ground

More thoughts soon, meanwhile I’ll keep contributing constructively as the process develops.

Mark
Modus Planning

01/09/2025

Modus Monday #14 – Small Beginnings, Big Journeys

Back in the early 2000s, I was asked to provide a reference for a young man who had occasionally helped me out on surveys and bits of site work. At the time, it was just an ad-hoc arrangement – a few days here and there, learning the ropes and gaining some early experience.

Fast forward 20-plus years, and that same individual has gone on to build a career that’s taken him all over the world – from Africa to the Middle East – working at the highest levels of engineering and business leadership.

Finding that old reference request last week reminded me how careers can take unexpected turns. A bit of early experience doesn’t determine someone’s future, but it can be one of many stepping stones along the way. Sometimes those first small steps sit quietly in the background of a much bigger journey.

For me, it’s a reminder of the value in giving people a start – whether it’s work experience, a chance on a small project, or just a positive reference that helps open a door. You never quite know how far their journey might take them.

At Modus Planning, that’s part of what drives me: creating opportunities, unlocking potential in sites and projects, and helping people and places grow in ways they might not have imagined at the outset.

Small beginnings really can lead to big journeys!

11/08/2025

🎶 Modus Monday #13 – Don’t Look Back in Anger… Plan Ahead Instead

On Saturday night I was at Murrayfield with family and friends to see Oasis. I’ve seen them many times over the years (including that legendary Balloch, Loch Lomond gig in 1996) — and they were as good, if not better, than I’ve ever seen them.

It struck me that whether you’re at a gig or preparing a planning submission, timing and preparation make all the difference.

South Lanarkshire’s formal Call for Ideas stage of the new Local Plan is expected early next year. Once it opens, you’ll only have around 8 weeks to respond — which isn’t long if you need to gather ownership details, access information, servicing proposals or other supporting evidence. Sites without this in place risk being dismissed before they’ve had a fair hearing.

That’s why getting everything ready in advance of the official Call for Ideas window will give you a real advantage.

At Modus Planning, we can help you prepare now:

- Site plans, ownership details, and servicing statements

- Planning justifications that hit the right notes

- Coordination of any supporting technical input

So when the stage lights go up, your site is ready for its moment.

📩 [email protected]
🌐 www.modusplanning.co.uk

28/07/2025

Modus Monday #11 – Local Engagement Matters

At Modus Planning, we’ve spent decades working alongside local planning departments — not in conflict, but in conversation. That approach matters.

Especially when dealing with tricky or marginal sites, it’s not always immediately clear where policy compliance begins and ends. A lot of the work happens in the grey areas — interpreting new guidance, weighing competing priorities, and trying to find a path through.

Engaging directly with planners at the local level helps us navigate those uncertainties. It also helps the planning officers, who often welcome early discussion and practical solutions. After all, they’re tasked with applying complex national policy in very real, local situations.

We don’t see planning as a box-ticking exercise. It’s a collaborative process, and we’re here to make it easier — for our clients, for councils, and for the communities involved.

If you’ve got a site that feels a bit stuck or uncertain, we’d be happy to have a look.

08/07/2025

Modus Monday #10 – A Day Late… But for a Good Reason!

Apologies for the late post — I was lucky enough to spend yesterday at a wonderful wedding, celebrating with some very special people.

Back to business today — and we’ve had a busy one. We’ve been reviewing, editing and finalising our responses to South Lanarkshire Council’s Local Development Plan 3 (LDP3) consultation, specifically on the Topic Papers forming the Evidence Report.

At Modus Planning, we believe good policy starts with local knowledge — so we’ve put together a series of proposals aimed at improving rural housing delivery and supporting sustainable development in South Lanarkshire’s countryside.

Here’s a quick look at the seven submissions we’ve lodged today:

1. Private Roads – Increase the number of homes allowed on a private access (from 5 to 10–15)

2. Building Groups – Reinstate support for consolidation of rural building clusters

3. Gap Sites – Enable infill development between existing buildings in the countryside

4. Rural Clusters – Recognise unclassified rural housing groups as ‘small settlements’

5. Agricultural Units – Support modest homes for new entrants to land-based rural work

6. Rural Start-Ups – Allow homes linked to new rural businesses (non-agricultural)

7. Lapsed Consents – Reintroduce a pathway for previously approved sites affected by delays and NPF4 changes

Each one is rooted in real examples we’ve encountered through our work, and we hope they’ll help shape a more balanced and deliverable rural planning framework.

If you’re a landowner or community group with rural development ideas — now’s a great time to get in touch.

More updates coming soon!

Call now to connect with business.

16/06/2025

Modus Monday #9

Back Home, Inspired.

After a whirlwind trip to the US for a wedding, I’m back on home soil — slightly jetlagged, definitely well-fed, and creatively recharged.

One unexpected highlight was a brief stop at the Boston Architectural College Graduate Exhibition. As someone who trained the old-school way, in practice, I always enjoy seeing how emerging designers tackle contemporary challenges. The BAC grads showcased ideas that merged architectural innovation with real-world resilience — urban greening, adaptable housing, and community-focused design. All incredibly relevant as we think about the future of rural development here in Scotland.

It's a reminder that good design is always rooted in context — whether you're shaping dense urban neighbourhoods in Boston or low-impact rural homes in Lanarkshire.

Plenty of projects to catch up on now I’m back — and some fresh ideas to bring to the table.

26/05/2025

Modus Monday #8 – Protecting Future Homes
At Modus Planning, we don’t just promote new sites—we help protect existing ones.

Today we’re submitting representations to ensure two long-standing housing allocations in West Lothian remain in the new Local Development Plan. These sites have been earmarked for housing for years but remain undeveloped due to changing policies, shifting market conditions, and infrastructure delays.

Our job is to make sure that existing housing land isn’t lost through oversight or red tape. Rural housing delivery depends not just on finding new land—but on defending the right sites when it matters.

If you own land already zoned for housing, now is the time to act. Let’s make sure your site stays part of the future.

[email protected]

19/05/2025

Modus Monday #7 – Sunshine & Strategy
After a brilliant weekend soaking up the sunshine in St Andrews, we're back with fresh energy and even bolder ideas!

At Modus Planning, we believe that just like a clear sky can lift your spirits, a well-planned development strategy can transform rural land into real opportunity. This week, we're continuing to push for smarter, more flexible planning policies across South Lanarkshire—making the case for sustainable rural housing and better use of under-utilised land.

If you're sitting on land that you think might have development potential, now is the perfect time to chat. The Local Development Plan process is your chance to shape what happens next.

Let’s make it happen—rain or shine.

[email protected]