If your project is likely to be controversial, obtaining pre-application guidance from the council can help streamline the decision-making process and improve your chances of approval. We will collaborate closely with planning officers to present a well-structured justification for your proposal and work towards a favorable outcome.

Additionally, we will identify opportunities to refine and enhance your proposal before submitting the full planning application. This proactive approach increases the likelihood of gaining support from planning officers, making approval more achievable.

Where a building is listed or works are undertaken in the close vicinity/ within the estate of a listed building, a special listed building consent will be required, even for minor internal works.

We will guide you through the important historic elements, formulating the best team and information for the job, to maximise the quality of the final proposal.

For larger projects or those requiring quick approval of key principles, an outline planning application may be the best approach. It involves fewer details than a full application, allowing for a faster design and submission process.

This option is ideal if you need planning permission before selling the land or securing construction funding. We will help identify the crucial elements that require early council approval.

However, if the proposal's appearance is a major factor to the application, such as in Green Belt or conservation area, an outline application may not be suitable.

If your outline planning application is approved, you must submit one or more reserved matters applications within three years to finalise any missing details before construction can begin.

A reserved matters application is just as important as any other planning submission; approval of the outline does not guarantee automatic acceptance to the reserved application. We will ensure your proposal meets high standards, minimising delays and securing consent efficiently.

For many projects, full planning permission is required, meaning your proposal must align with national and local policies. This involves considering factors such as transport, flood risks, air quality, and wildlife impact. We will guide you through the process, coordinating with specialists if needed to ensure expert input. For smaller single residential projects, a simpler householder planning application may be more suitable.

Throughout, we will collaborate with you to create a design that meets your needs while satisfying council requirements. After submission, we will engage with planning officers to address any concerns and secure approval.

Once planning permission is secured, minor changes to the design can still be applied for without a new full application (except where the building is listed).

Minor changes to materials, windows and internal layouts can be approved through this process where they do not impact the important elements of the scheme.

When the council grants planning permission, they may impose conditions requiring certain details to be finalised and approved before construction begins. These often relate to aspects like external materials or arrangements for cycle and waste storage.

These are very common on listed buildings and will include details of doors, windows and any historic or refurbished elements as part of the project.

Not all planning applications receive approval from the local authority. However, if a decision contradicts local policies, past precedents, or national guidelines, an appeal may be worthwhile.

With a strong track record, we will assess your chances of overturning the refusal and, if viable, build a well-argued case to secure the permission your project deserves.