Charles is a specialist in the law of town and country planning. He is frequently instructed to appear in court and inquiries, both in his own right and as junior counsel.

Charles has appeared in leading cases on Green Belt policy, advertising law and enforcement powers. His experience acting for developers, local authorities and objectors gives him insight into planning disputes from all perspectives. Charles has successfully defended and challenged planning decisions across a wide range of sectors including residential, commercial, heritage and Green Belt development.

Court work

Charles has appeared in numerous cases before the High Court and Court of Appeal, acting both as sole counsel and as junior to leading counsel. His court work demonstrates expertise across judicial review challenges, statutory appeals and enforcement matters.

Recent and leading cases include:

London Borough of Southwark v Secretary of State for Housing, Communities and Local Government [2025] EWHC 1556 (Admin) – Successfully acted for the claimant in this leading case concerning the approach an inspector must take to determining the length of an advertising consent on appeal. Also provides important commentary on the approach to conservation areas in an advertising context.

City Outdoor Media v Secretary of State for Housing, Communities and Local Government [2025] EWHC 1847 (Admin) – Leading case concerning the approach that needs to be taken when considering a discontinuance notice issued against a site rather than a specific display. Permission to appeal to the Court of Appeal granted.

City Outdoor Media v Secretary of State for Housing, Communities and Local Government (AC-2025-LON-002568) – Challenge to decision to refuse appeal against a discontinuance notice. First case to raise compatibility of human rights with the discontinuance regime. Also raises issues concerning heritage. Awaiting permission decision.

R (Fountain House Residents Association) v Westminster City Council [2025] EWHC 896 (Admin) – Case concerning the approach to be taken to dual-use planning units.

Marc Jones v Wrexham County BC [2024] EWCA Civ 1603 – Instructed on behalf of consortium of developers in leading case considering whether there is a duty to adopt local plans in Wales. This case has important implications for both local authorities preparing plans and developers with interests in emerging plan policy.

Guildford Borough Council v Secretary of State for Levelling Up, Housing and Communities [2023] EWHC 575 (Admin) – Successful challenge to the decision of the Secretary of State to grant planning permission on basis of misinterpretation of Green Belt policy concerning the meaning of "original building".

Bournemouth, Christchurch and Poole Council v Troika Developments Ltd [2023] (KBD) – As junior counsel, successfully defended an appeal against the decision of the County Court that a strip of land was not highway. Charles was also instructed as junior counsel in the County Court trial on behalf of the successful claimant.

R (Kinsey) v London Borough of Lewisham [2022] EWHC 1774 – Junior counsel for the defendant in a judicial review against the decision of a local planning authority to grant planning permission for the demolition of existing buildings to provide 110 residential units.

Build Hollywood v London Borough of Hackney [2022] EWHC 2806 (Admin) – Leading case concerning the issue of who is a "person with an interest in the site" for the purposes of the Town and Country Planning (Control of Advertisements) (England) Regulations 2007.

London Borough of Hackney v JCDecaux (UK) Ltd [2022] EWHC 2621 (Admin) – Leading case concerning the approach a court should take in determining whether a display of advertisements is continuous.

R (Helen Kinsey) v London Borough of Lewisham [2021] EWHC 1286 – Junior counsel for the defendant in a judicial review against the decision of a local planning authority to grant planning permission for the demolition of existing buildings to provide 110 residential units.

R (Julia Ewans) v Suffolk District Council [2021] EWHC 511 (Admin) – Sole counsel for the claimant in a judicial review against the grant of outline planning permission for the erection of up to 300 dwellings.

Sevenoaks District Council v Secretary of State for Housing, Communities and Local Government [2020] EWHC 3054 (Admin) – Junior counsel for the claimant in a judicial review against the decision of a planning inspector that a draft local plan had to be withdrawn as the local authority had failed to comply with the Duty to Cooperate.

R (Swainsthorpe Parish Council) v Norfolk County Council [2021] EWHC 1014– Acted for successful claimant in leading case concerning statutory consultees and the scope of the duty imposed upon a statutory consultee under the Town and Country Planning (Development Management Procedure) (England) Order 2015.

R (Voice4Deptford) v London Borough of Lewisham CO/2569/2020 – Charles was instructed as junior counsel for the defendant in a judicial review relating to a comprehensive redevelopment of a major site. Successfully defended the application for permission as being totally without merit.

Wokingham BC v Scott [2019] EWCA Crim 205 – Junior counsel for the appellant in one of the leading cases concerning the enforcement powers available to a local planning authority when seeking to prosecute breaches of planning control and the correct exercise of those powers.

R (Shiva) v London Borough of Lambeth [2019] EWHC 2387 (Admin) – Junior counsel for the defendant in an application for permission for judicial review which sought to challenge a part of the Westminster Bridge Road Regeneration Scheme. Permission was refused by both the High Court and Court of Appeal.

East Hertfordshire District Council v Docherty and Ors [2019] EWHC 2292 (QB) – Charles acted for the successful party in committing 19 individuals for contempt of an injunction obtained to prevent breaches of planning control.

Planning appeals

Charles frequently appears at planning inquiries, enforcement hearings and examinations. His inquiry work spans all areas of planning, with a particular expertise on residential developments, employment and commercial schemes, heritage matters and green and grey belt schemes.

Examples of his inquiry work include:

Greenwich Quay – Instructed to act in planning inquiry for student accommodation and commercial use. Particular focus on Greenwich World Heritage Site and tall buildings.

Coughtry Industrial Estates (APP/F2605/W/24/3351737) – Appeal seeking permission for large industrial site outside of allocated area. Appeal dismissed but Secretary of State consented to judgment.

Post Farm, Land north of Peacock Street, Thornbury (APP/P0119/W/24/3348557) – Edge of settlement residential appeal raising issues relating to sustainability, heritage and landscape where no five year housing land supply.

Land on the south-west side of Duck Street, Tytherington (APP/P0119/W/25/3360622) – Represented LPA in successfully resisting appeal for residential development despite no five year housing land supply due to site not being sustainable.

Glory Hill, Holtspur – Planning appeal concerning the provision of three football pitches and associated facilities in the green belt.

Willow Way, London – Six day inquiry concerning a mixed use scheme (comprising 60 residential units and 1,401 sqm of employment floorspace) on a plot forming part of a wider site allocated as Local Employment Land. The main issues in this inquiry included the impact of the proposal on a number of heritage assets, the quantification and acceptability of the employment floorspace and matters relating to the masterplan for the wider site allocation.

Quinbury Farm, Braughing – Three day combined planning and enforcement hearing concerning the demolition and proposed erection of buildings in the rural area beyond the green belt.

Former Staple Hill Infants School, South Gloucestershire – Four day inquiry for the redevelopment of a site to form 42 retirement apartments. Whilst the appeal was allowed as a result of the agreed need for retirement housing, the inspector agreed with the council that the design was contrary to policy and the economic benefits of the proposal were less than relied upon by the appellant.

HM Prison Grendon, Grendon Underwood – Two week inquiry concerning the construction of a new Category C prison to create provision for 1,468 prisoners. The main issues in the inquiry included the need for prison places and the impact of the proposal on a Grade II listed building and the character and appearance of the area.

Homestead Farm, Bothenhampton – Four day inquiry concerning an appeal against the refusal of planning permission for the demolition of a farmhouse in a conservation area and the erection of a 4-bedroom low carbon house. The primary issues were the impact of the proposal on the conservation area and its impact on neighbouring properties.

Land at the Drive, London APP/R5510/W/20/3244256 – Hearing concerning the relevance of policies in the soon to be adopted London Plan. The application was for backland development constituting the erection of two semi-detached houses with associated parking.

Land at Love Lane, Woolwich APP/E5330/W/19/3233519 – Charles assisted the Rule 6 party, Speak Out Woolwich, in successfully opposing a large-scale development for the construction of a 27-storey tower and a further 3 buildings between 9 and 16 storeys in Woolwich.

Land west of Finchampstead Road, Wokingham and Land off Finchampstead Road, Wokingham – Charles acted for the successful party in getting planning permission refused for a development of up to 80 dwellings outside of a settlement boundary and a Suitable Alternative Natural Greenspace. The local planning authority successfully argued the SANG was not suitable, contrary to Natural England's recommendation.

Advisory work

Charles provides strategic and pragmatic advice across the full spectrum of planning and environmental law. His advisory practice is a significant part of his work, with clients valuing his ability to provide clear, practical guidance that enables informed decision-making.

Charles advises at all stages of the development process:

Pre-Application and Strategic Advice

• Advising developers on site acquisition and the prospects of obtaining planning permission
• Pre-application advice on planning strategy, including whether to pursue outline or full permission
• Assessing the strengths and weaknesses of potential objections
• Advising on the interpretation and application of development plan policies
• Guiding clients through the risks and opportunities presented by emerging local plan policies

Development Plan Policy

• Interpretation of complex NPPF policies, including the tilted balance, Green Belt policy, and heritage policies
• Advice on the application of Local Plan policies and their relationship with the NPPF (see Guildford Borough Council v SSHCLG on Green Belt policy interpretation)
• Strategic advice on neighbourhood plans and their weight in decision-making
• Assessing the implications of emerging policy in decision-making under paragraph 48 NPPF (see R (Julia Ewans) v Suffolk District Council)

Planning Obligations and CIL

• Drafting and negotiating section 106 agreements
• Advice on CIL liability and compliance
• Subsidy control considerations in planning obligations
• Viability assessments and their impact on affordable housing provision

Enforcement and Compliance

• Strategic advice on responding to enforcement notices
• Assessing the prospects of successfully defending enforcement appeals 
• Advice on certificates of lawfulness (CLEUDs and CLOPUDs)
• Compliance advice for developers on planning conditions and obligations
• Advice on prosecutions under s.179 Town and Country Planning Act 1990 (see Wokingham BC v Scott)

Specialist Advisory Work Charles has particular expertise advising on:

• Advertising consent applications and enforcement (see Build Hollywood v Hackney, JCDecaux v Hackney, City Outdoor Media v SSHCLG, and Southwark v SSHCLG)
• Heritage impact assessments and the application of heritage policy (see cases involving HM Prison Grendon, Homestead Farm, and Willow Way)
• Housing land supply calculations and the application of appropriate buffers (see Duck Street and Post Farm cases)
• Compulsory purchase strategy and compensation matters (including Harrow Grange Farm Estate regeneration)
• Welsh planning law and the devolved legislative framework (see Marc Jones v Wrexham County BC)
• Common land exchange and deregistration applications

Litigation Risk and Judicial Review

• Assessing the prospects of successfully challenging planning decisions
• Advising local authorities on the robustness of committee reports and decisions
• Pre-action advice on potential grounds of challenge
• Strategic advice on settlement negotiations

Charles acts for both acquiring authorities and landowners in CPO matters. His work spans estate regeneration schemes, infrastructure projects and compensation claims.

Charles advises acquiring authorities on CPO strategy, statutory procedures and the preparation of cases for inquiry. For landowners and objectors, he provides robust advice on grounds of objection and negotiation of compensation, ensuring clients achieve the best possible outcomes.

Some examples of the work that Charles has done in this field include:

• Harrow Grange Farm Estate regeneration – providing advice, both as junior counsel and in his own right, on a number of different procedural and legal matters relating to the promotion of the CPO.
• Advising a local authority in relation to use of compulsory purchase powers in relation to gypsy and traveller sites, including consideration of the public sector equality duty.
• Advising a local authority in relation to whether compensation for disturbance was in principle payable and, if so the amount payable, following the compulsory acquisition of a property.
• The application of the compensation code, in particular the assessment of compensation under s. 5 of the Land Compensation Act 1961.
• The correct basis for valuation of land purchased from a landowner in which it was argued by the acquiring authority that the land had nil-value due to a lack of market comparables alongside the no-scheme principle. This case resulted in a settlement substantially higher than the valuation suggested by the authority.
• The formulation of an objection to a compulsory purchase order which required significant alterations in order to suitably protect the interests of the landowner.

Charles regularly acts in rating and valuation matters. He has appeared in both the magistrates’ court and valuation tribunal on a wide range of matters including applications to quash liability orders and appeals against valuations. He is frequently instructed to provide advice for both ratepayers and billing authorities.

Charles has appeared numerous times in the Valuation Tribunal for England and High Court since commencing practice. He also welcomes instructions for appeals under section 16 of the Local Government Finance Act 1992 that individuals are not liable for council tax.

Charles advises on all matters relating to non-domestic rating.

Charles has advised on major infrastructure schemes including Heathrow expansion. He has experience across DCOs, Transport and Works Act Orders and other infrastructure consenting regimes.

Charles has a strong interest in infrastructure work and welcomes instructions across all types of infrastructure projects. He understands the complex regulatory landscape governing major infrastructure and provides strategic advice to help clients navigate DCO applications, Transport and Works Act Orders and other consenting regimes.

Charles has appeared in leading cases on highway dedication and regularly advises on public and private rights of way matters. He also has particular expertise in the law relating to commons.

Charles advises on the full range of highway and rights of way issues, including:

• Highways
• Highway dedication and adoption
• Public and private rights of way
• Highway maintainability disputes
• Section 23 Road Traffic Regulation Act applications
• Highway stopping up and diversion orders
• Local authority highways powers and duties

He was instructed as junior counsel in the County Court and subsequent appeal to the High Court in the case of Bournemouth, Christchurch and Poole Council v Troika Developments Ltd [2023] (KBD), which concerned an application for a declaration that land was not public highway/publicly maintainable highway and an order that the disputed land be removed from the local authority's list of streets maintainable at the public expense kept under s. 36 of the Highways Act 1980.

He was instructed as junior counsel for the defendant in R (Shiva) v London Borough of Lambeth [2019] EWHC 2387 (Admin), which was an application for permission to judicially review a decision to approve parts of an extensive scheme of road redevelopment works under s. 23 of the Road Traffic Regulation Act 1984.

Rights of Way

• Footpath, bridleway and byway creation, diversion and extinguishment
• Definitive map modification orders
• Rights of way inquiries
• Public rights of access under the Countryside and Rights of Way Act 2000
• Disputed public rights over private land
• Charles frequently advises and acts on matters relating to both private and public rights of way.

Commons

Charles has a particular interest in the law relating to commons and advises on all matters relating to common land, including:

• Common land exchange applications
• Deregistration applications
• Commons rights and their exercise
• Statutory schemes under the Commons Act 2006
• Disputes concerning common land boundaries and registration

Charles frequently appears before licensing committees, acting on behalf of applicants for premises licences, premises licence holders subject to review and responsible authorities. Charles has successfully obtained multiple premises licences, for establishments such as restaurants, pubs and bars.

He recently acted for a premises licence holder in a review of their premises licence following multiple alleged breaches of Covid-19 regulations, where he successfully obtained a 3-week suspension of the premises licence rather than a revocation, as initially sought by the applicant for the review.

Charles has also acted for local authorities in appeals under s. 61 Local Government (Miscellaneous Provisions) Act 1976 against revocation of taxi driving licences.

Charles regularly advises on judicial reviews involving public law principles including legitimate expectation, procedural fairness and human rights. He has experience of cases raising complex issues of administrative law in the planning context.

Charles has a keen interest in broad public law cases and principles, including cases giving rise to issues relating to human rights. He has helped advise on a number of broad public law matters including legitimate expectation, the legality of resolutions made by local authorities, the procedural requirements imposed upon a local authority and the correct interpretation of legislation in the Divisional Court. Charles welcomes instructions in cases raising such issues.

He is junior counsel in R (Helen Kinsey) v London Borough of Lewisham CO/8/2021, in which one of the primary issues is the requirement to make background papers available under s. 100D of the Local Government Act 1972.

Charles is expert in planning work in Wales and welcomes instructions on all aspects of Welsh planning law. He was instructed in the leading Court of Appeal case on local plan adoption in Wales and regularly handles enforcement and planning matters in the Welsh jurisdiction He has developed expertise in the distinct legislative framework and policy context that applies to development in Wales, including the devolved planning system under the Planning (Wales) Act 2015 and Future Wales: The National Plan 2040.

Charles combines technical expertise in Welsh planning law with practical understanding of how the planning system operates in Wales. He is instructed by both Welsh local authorities and developers seeking to deliver projects in Wales, including infrastructure proposals and major developments.

Recent work in Wales includes:

Marc Jones v Wrexham County BC [2024] EWCA Civ 1603 – Instructed on behalf of consortium of developers in leading case considering whether there is a duty to adopt local plans in Wales. This case has important implications for both local authorities preparing plans and developers with interests in emerging plan policy.

Trebinshwn Study Centre, Llangasty, Tal-Y-Llyn, Brecon (CAS-03354-G1H2W5 & CAS-04387-T2N7M7) – Successfully acted for LPA in complex conjoined CLEUD inquiries concerning alleged use of language school as a hotel.

Charles has developed specialist expertise in the advertising regime and is recognised as a leading practitioner in this niche area. He has acted in a series of the most significant recent advertising cases that have clarified and developed the law in this field, establishing key principles on discontinuance notices, the length of advertising consents, and the approach to conservation areas.

Recent and leading cases include:

London Borough of Southwark v Secretary of State for Housing, Communities and Local Government [2025] EWHC 1556 (Admin) – Successfully acted for the claimant in this leading case concerning the approach an inspector must take to determining the length of an advertising consent on appeal. Also provides important commentary on the approach to conservation areas in an advertising context.

City Outdoor Media v Secretary of State for Housing, Communities and Local Government [2025] EWHC 1847 (Admin) – Leading case concerning the approach that needs to be taken when considering a discontinuance notice issued against a site rather than a specific display. Permission to appeal to the Court of Appeal granted.

City Outdoor Media v Secretary of State for Housing, Communities and Local Government (AC-2025-LON-002568) – Challenge to decision to refuse appeal against a discontinuance notice. First case to raise compatibility of human rights with the discontinuance regime. Also raises issues concerning heritage. Awaiting permission decision.

Build Hollywood v London Borough of Hackney [2022] EWHC 2806 (Admin) – Leading case concerning the issue of who is a "person with an interest in the site" for the purposes of the Town and Country Planning (Control of Advertisements) (England) Regulations 2007.

London Borough of Hackney v JCDecaux (UK) Ltd [2022] EWHC 2621 (Admin) – Leading case concerning the approach a court should take in determining whether a display of advertisements is continuous.

Charles advises advertising companies, landlords and local authorities on all aspects of the advertising consent regime, including enforcement, deemed consent and judicial review challenges.

Charles has a particular interest and expertise on matters relating to local plans and neighbourhood plans. He was instructed as junior counsel for the promotion of the Barnet Local Plan, and frequently advises local authorities and landowners in relation to both local plans and neighbourhood plans.

He acted as junior counsel for the claimant local planning authority in Sevenoaks District Council v Secretary of State for Housing, Communities and Local Government [2020] EWHC 3054 (Admin), one of the leading cases on the requirements of the Duty to Cooperate. He acted as sole counsel for the claimant in R (Julia Ewans) v Suffolk District Council [2021] EWHC 511 (Admin), in which the court considered the argument that an officer's report failed to properly apply paragraph 48 of the NPPF (the weight to be given to emerging policies). He has experience issuing challenges to local plans under s. 113 of the PCPA 2004.

He has experience acting on behalf of both local planning authorities promoting plans and interested parties objecting to draft local plans and neighbourhood plans. He advises parties on legal and procedural matters relating to the creation of local and neighbourhood plans as well as appearing at local plan examinations.

Charles has extensive enforcement experience, including appearing as junior counsel in the Court of Appeal authority on enforcement powers. His recent cases include high-profile appeals involving boutique venues, complex change of use disputes, and conjoined CLEUD inquiries.

Recent examples of his enforcement work include:

Trebinshwn Study Centre, Llangasty, Tal-Y-Llyn, Brecon (CAS-03354-G1H2W5 & CAS-04387-T2N7M7) – Successfully acted for LPA in complex conjoined CLEUD inquiries concerning alleged use of language school as a hotel.

Hill House, The Green, Saxlingham Nethergate, Norfolk (APP/L2630/C/23/3333564) – Successfully acted for appellant in high-profile and long-running appeal against enforcement notices issued against a boutique events venue and high end holiday let.

Barn Springs, Andover – Two day enforcement hearing concerning a change of use and redevelopment of land located within a gap between settlements.

Dun Roamin, Buckinghamshire – Three week inquiry into 21 conjoined appeals for the continued use of land as Gypsy and Caravan plots. These conjoined appeals all turned on consideration of the Council's supply of pitches.

Land at Haresfoot Farm, Berkhamsted – Charles appeared for the appellant in a complex appeal against an enforcement notice relating to the allegedly unlawful construction and use of 8 buildings within the Green Belt.

Land at 39 Selborne Gardens, London (APP/N5090/C/18/3197214) – Charles acted for the successful local planning authority in upholding an Enforcement Notice issued against the unlawful erection of a building and use as a residential dwelling.

Land at 8 Leopold Road, London (APP/N5090/C/18/3195336) – Charles acted for the successful local planning authority in upholding an Enforcement Notice issued against the unlawful conversion of a dwelling into 5 self-contained flats.

Wokingham BC v Scott [2019] EWCA Crim 205 – Junior counsel for the appellant in one of the leading cases concerning the enforcement powers available to a local planning authority when seeking to prosecute breaches of planning control and the correct exercise of those powers.

East Hertfordshire District Council v Docherty and Ors [2019] EWHC 2292 (QB) – Charles acted for the successful party in committing 19 individuals for contempt of an injunction obtained to prevent breaches of planning control.

Charles has significant experience of appearing in the Magistrates' Court for planning matters, including prosecutions for non-compliance with enforcement notices under s. 179 of the Town and Country Planning Act 1990.

Charles regularly obtains injunctions on behalf of local authorities, including involvement in the high-profile Insulate Britain litigation. He advises on applications at short notice and has experience of urgent out-of-hours applications.

Recent work includes:

Injunction for non-compliance with historic section 106 obligation relating to waste facility (2025) – outstanding application for an injunction for non-compliance with obligation to cover waste facility blighting a planned regeneration scheme for the surrounding area.

National Highways Limited v Insulate Britain – Instructed as junior counsel on behalf of National Highways Limited in obtaining a series of injunctions against Insulate Britain that prevented members protesting on the country's strategic road network – at the time, one of the widest-ranging injunctions successfully applied for in the country.

Charles frequently gives talks on all aspects of planning law and policy and welcomes invitations to speak at events, including round tables and webinars.

• Oxford University, Philosophy and Theology (2.i) 2014
• City University, (Distinction) GDL 2015
• City Universty, (Very Competent) BPTC 2016 

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