Black Box Planning is a specialist consultancy advising landowners, developers and investors in all planning related matters.
Our approach is personable and commercial, meaning we are quick to understand our clients’ objectives, identify appropriate planning strategies and add value to portfolios.
Led by Directors Conor Flanagan and Ben Read, our planning team has a wealth of experience in dealing with a variety of complex residential, commercial, retail and urban regeneration development schemes.
The Black Box Team
- Conor Flanagan Founding Director
Conor Flanagan - Founding Director | MRTPI
Conor has over 20 years experience in private sector planning. During this period, he has acted for various private landowners, property developers and housebuilders to successfully promote development opportunities and unlock planning permissions. His expertise lies in devising strategies to align his clients’ commercial requirements with those of decision makers and establishing consensus among all key stakeholders in the planning process.
Prior to founding Black Box Planning, Conor was lead planning director at an urban design and planning practice in Bristol. Away from the office, his young family keeps him busy and he occasionally enjoys pursuing his passions for rugby and national hunt racing.
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- Ben Read Founding Director
Ben Read - Founding Director | MRTPI
Ben has gained a range of experience over the last 20+ years advising landowners, operators, developers, and local planning authorities on a range of commercial and residential development projects both big and small. Whilst he adopts a pragmatic approach to finding a negotiated solution, he is also extremely competitive where getting a buzz out of a good result remains high on the agenda.
Before founding Black Box Planning, Ben was a Partner in a multi-disciplinary property consultancy. Ben has acted as an expert witness at public inquiries on numerous occasions. Outside of work Ben is a season ticket holder at Southampton FC and also enjoys shooting.
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- Luke Challenger Associate Director
Luke Challenger - Associate Director | MRTPI
Since 2008, Luke has worked on a wide range of projects in planning consultancy and has successfully delivered a range of residential, commercial, retail and educations schemes. He has experience in dealing with locally contentious planning issues and navigating constrained urban brownfield schemes.
With a strong commercial awareness Luke has advised a variety of strategic land investors, property developers and institutional organisations to lead their schemes through difficult policy environments and deliver successful planning outcomes.
Undertaking a robust and diligent approach to project work he has key strengths in leading consultant teams, establishing strong working relationships with council officers and engaging with local communities. This helps to facilitate reflective and measured planning strategies.
Outside of work Luke enjoys films, books and running.
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- Dan Trundle Associate Director
Dan Trundle - Associate Director | MRTPI
Dan is an Associate Director, leading our Exeter office, with over 12 years experience in planning practice. Dan obtained MRTPI in 2016 and has spent his career in consultancy advising clients on a broad range of development projects across a variety of sectors, including residential, tourism and leisure, healthcare and education. He operates proactively and is very thorough in his approach for his clients with an eye for detail. Key projects include outline planning for 500 dwellings and neighbourhood centre at Northam, Devon; delivery of consents for the Firepool Centre for Digital Innovation in Taunton and GKN Global Technology Centre and CarShop at Horizon 38, North Bristol; and a luxury tourism development in the Cornwall AONB won at appeal.
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- Chris McNulty Associate Planner
Chris McNulty - Associate Planner
Chris joined Black Box Planning in 2022 and brings public and private sector experience across plan-making and decision-making roles to our clients’ projects.
Before joining Black Box, Chris was a case officer in MHCLG/DLUHC’s Planning Casework Unit, working closely with planning ministers and the Chief Planner to determine called-in applications and recovered appeals. Prior to this, Chris spent several years in plan-making and planning policy roles in private consultancy and Local Government.
Away from work Chris enjoys running, tag rugby and badminton.
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- Elizabeth Bisp Planner
Elizabeth Bisp - Planner | MRTPI
Libby joined Black Box Planning in October 2021 after completing her Master’s in Urban Planning at the University of the West of England. Since then, she has gained valuable experience working on a wide variety of projects across multiple sectors and scales. Libby has a particular strength in preparing detailed planning statements, taking a meticulous approach that ensures every aspect is thoroughly considered to help secure the desired outcome. Her broad project exposure and commitment to high-quality work led to her becoming a Chartered Member of the RTPI in 2024.
Outside of work, Libby is a dedicated gym-goer and a proud season ticket holder at Bristol Rovers.
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- Elisabeth Lucas Planner
Elisabeth Lucas -Planner | MRTPI
Liz has been with Black Box Planning since August 2022 and has since been involved in a wide range of residential, commercial and community projects across the south west. Liz successfully passed her APC at the end of 2024 to become a chartered member of the RTPI.
Outside of work Liz has recently become a homeowner and is busy renovating her new home.
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- Henry Clegg Planner
Henry Clegg - Planner | MRTPI
Henry is based in our Exeter office and has been a Graduate Planner at Black Box Planning since August 2022. He completed his Masters degree in Urban Planning at the University of the West of England. He has worked on commercial and residential projects engaging with clients and stakeholders providing solutions tailored to their needs.
Outside of work Henry likes to travel, plays hockey for ECV Hornets and is a keen football fan and supporter of Burnley FC.
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- Lucy Topp Graduate Planner
Lucy Topp - Graduate Planner
Lucy graduated from Newcastle University in 2024 after achieving a First Class Honours in a BA of Architecture and Urban Planning. During her time at University, she learnt to take a holistic approach towards the built environment was able to incorporate her love of music and her interest in feminist architecture into her dissertation which looked into the whether live music venues should make architectural design changes in order to enhance the female user experience.
After growing up in Staffordshire and Cheshire, Lucy joined the Bristol office at the beginning of 2025 and has been assisting in a range of different projects at a range of scales to develop her breadth of knowledge across the planning system.
When not at work, Lucy enjoys listening to music, watching films and TV, making arts and crafts or just spending time with her family and friends.
- Tom Evans Graduate Planner
Tom Evans - Graduate Planner
Tom joined Black Box Planning in early 2025, after graduating with an MSc in Urban Planning from Newcastle University's School of Architecture, Planning and Landscape. He supports on projects across a number of sectors whilst working towards becoming a chartered planner. Before moving into planning, Tom built a career in events and corporate/community engagement, with experience spanning the education, technology, finance, and economic growth sectors.
Outside of work, Tom enjoys hiking, jogging, and playing tag rugby. When recovering from his attempts to be active, you’ll likely find him reading in a local coffee shop, or carrying an old 35mm camera.
- Liesel Corp Office Manager
Liesel Corp - Office Manager
Liesel joined Black Box Planning to support Directors Conor and Ben in driving the growth and management of the business. With both Conor and Ben deeply involved in delivering BBP’s planning services, Liesel brings the strong leadership and organisational skills needed to oversee day-to-day business operations and keep the company running smoothly.
Her career background spans the creative industries and retail, including running her own successful business for ten years.
Outside of work, Liesel’s time is happily filled with family life. Her son plays football for the Bristol Rovers Junior Supporters Club, and she also tends to her allotment.
