Home Extensions & Alterations
Planning a bigger kitchen, an extra bedroom or a different layout? Discuss the proposed changes and the planning support your home project may need.
Planning Permission
Your Project. A Clear Planning Strategy.
Planning advice, architectural design and application support under one roof.
You have an idea for your home, property or development. We help you understand what comes next: the questions to resolve, the design to prepare and the planning route to explore.
Start with a free, no-obligation conversation with Planning By Design. Whether you are at the ideas stage or already have drawings, tell us where you are and what you want to achieve.
Not Sure Whether You Need Planning Permission?
Start with the planning position before committing to detailed design.
New buildings, substantial alterations and changes of use may need permission. Some projects may fall within permitted development rights. The answer depends on the proposal and the property.
Explore our Pre-Planning Advice →RTPI Planning Expertise
Advice from qualified town planning professionals.
National Coverage
Planning advice for projects across the UK.
Planning + Architecture
Planning strategy and design expertise under one roof.
1000+ Approvals
See examples in our planning portfolio.
Planning Support Built Around Your Project
A useful planning strategy connects your ambitions with the evidence needed to explain the proposal.
Tell us what you hope to build, how you want to use the space and what matters most to you. We can then discuss the scope of support that fits your next stage.
- Early feasibility and planning advice
- Architectural drawings
- Application preparation
- Supporting planning statements
- Responses to planning queries
- Advice on the next steps after a decision
Your quotation will set out the services included, so you know what we are taking care of and what information we need from you.
How Can We Help?
Find the starting point that matches your project.
New Homes & Residential Development
Bring your site, brief and development ambitions together in a coordinated approach to planning and design.
Commercial Projects & Changes of Use
Discuss how your premises need to work for the business, from a new use for an existing building to a larger development proposal.
Listed Buildings & Sensitive Sites
Raise heritage and site constraints early so the project brief, design and supporting work can be considered together.
Retrospective Planning & Enforcement
If work has already started or the council has contacted you, share the correspondence so the team can discuss the situation and scope of advice.
Refusals, Amendments & Conditions
Already have a decision? We can discuss support with your next stage, whether that means reviewing a refusal, a revised proposal or requirements attached to an approval.
Early Advice or Application Support?
Choose the level of support that matches where you are today.
| Your next stage | Planning Appraisal | Planning Application Support |
|---|---|---|
| Starting point | Your brief and the questions you need answered. | A proposal ready to develop into an application. |
| Focus | Assessing feasibility and identifying the next steps. | Preparing and presenting the proposal for a decision. |
| Typical output | Written advice on the planning route and key issues. | Drawings, forms and supporting material within the agreed scope. |
| Who makes the decision? | An appraisal is professional advice, not a planning decision. | The relevant decision-maker determines the application. |
| Best next step | Discuss your idea with our planning team. | Share your drawings, site details and any previous advice. |
Swipe across the table to compare both options.
From First Conversation to Planning Decision
Understand what happens at each stage, what you approve and when the council takes over.
Preparing Your Application
1
Share Your Project Brief
Tell us what you want to achieve and share the property address, existing drawings and any council correspondence. This helps us understand your starting point and the support you need.
2
Planning Appraisal (Optional)
A town planner reviews relevant planning policy, application history and site constraints to assess the requirements and likelihood of success. Your feasibility report explains the findings so you can decide whether to proceed.
3
Drawings for Your Approval
We aim to send your drawings for review within 7 days of receiving your design brief. We work through revisions with you and only move to the next stage once you have approved the drawings.
4
Planning Statements & Supporting Evidence
After drawing approval, we aim to prepare the planning statements and supporting evidence for your review within 7 days. We address revisions and only proceed to submission once you have approved the documents.
Council Assessment & Decision
5
Submission & Council Validation
Once approved by you, we submit the application. The local planning authority checks it has the information needed to assess it. Validation can take a few days to a few weeks, depending on council capacity and any additional information required.
6
Consultation & Responses
Planning applications include an opportunity for neighbours to comment. Objections are assessed on relevant planning grounds; not every objection carries weight. We can respond where necessary. Lawful Development Certificate applications have no statutory neighbour consultation requirement, although the council may seek relevant factual evidence.
7
Planning Decision & Next Steps
In England, the usual decision periods are 8 weeks for householder applications and 13 weeks for major development, measured from a valid application. Backlogs, further information or agreed extensions can mean longer waits. We explain the decision and discuss your next steps.
How to read these timescales: our 7-day aims relate to each preparation stage, not a guaranteed submission date. Revisions, specialist input and the information needed for your project can affect the programme. Consultation normally takes place within the council’s assessment period, rather than adding another period after it. The decision periods above relate to England; different routes and UK nations may have different requirements.
How Long Does Planning Permission Take?
The overall programme includes preparation as well as the council’s decision stage.
Prepare the applicationIdeally allow 4 weeks or more
Give yourself as much preparation time as possible to reduce unnecessary stress and avoid timing pressures. We recommend allowing at least 4 weeks before your intended submission date for drawings, revisions and any additional information needed.
Reports from third-party specialists may extend this timeframe.
Need to move quickly? We offer a fast-track service for urgent cases, including planning enforcement matters. Contact us with your deadline so we can discuss what is achievable.
Council decision8 or 13 weeks: usual decision periods
In England, householder applications normally have an 8-week decision period and major development applications 13 weeks, from a valid application. Environmental Impact Assessment applications normally have a 16-week period. Agreed extensions and delays can affect the timetable.
In the best case, the overall process from initial preparation to a council decision takes around 3 months, although more complex projects and council delays can mean it takes longer.
These are not guaranteed project completion dates. We will discuss a programme suited to your proposal. Planning systems differ across the UK.
How Much Will It Cost?
Start with a clear brief and a quotation for the services you need.
- Planning consultancy and application work
- Architectural drawings where required
- Any separately scoped specialist input
- Applicable application fees
Ask us to explain what is included and what may be an additional cost before you proceed.
Price Match Guarantee
Our quotations are backed by a price-match guarantee on genuine like-for-like quotes.
Our quotations are backed by a price-match guarantee on genuine like-for-like quotes.
Your Planning Appraisal Fee Refunded
If you go ahead with any of our further services, we refund your Planning Appraisal fee. Start with a clearer understanding of your project, knowing the appraisal fee will be returned when you proceed with us.
If you go ahead with any of our further services, we refund your Planning Appraisal fee. Start with a clearer understanding of your project, knowing the appraisal fee will be returned when you proceed with us.
Can Planning Permission Be Guaranteed?
No one can guarantee planning permission.
Our planning consultants help you understand the risks, develop your proposal and present a well-supported planning application. The final decision rests with the relevant decision-maker.
What If I Already Have Drawings?
Share them with us at the start.
Tell us what has been prepared, whether anything has been submitted and what help you need. We can discuss the work required without assuming you need to start again.
Planning Projects & Client Experiences
Explore projects and client experiences, from early advice to planning approval. Each proposal has its own circumstances.
Case Study
Conversion of a Dwelling into Three Flats
Planning context: Conservation area
Approach: Planning appraisal → architectural drawings → supporting planning and heritage information → formal council pre-application submission.
Outcome: Positive pre-application feedback was received.
Video Testimonial
Garage Conversion Planning Approval
Hear directly from a client following planning approval for a garage conversion.
Video Testimonial
Outbuilding & Decking Planning Approval
Client feedback following planning approval for an outbuilding and decking project.
Video Testimonial
Chapel Conversion to a 3-Bedroom Dwelling
Client feedback following planning approval for the conversion of a chapel into a residential dwelling.
Why Choose Planning By Design?
Professional expertise, real project evidence and transparent pricing — all under one roof.
Chartered Town Planners
Our team includes Chartered MRTPI Town Planners with experience in both private practice and local-authority planning.
Chartered Architects
Planning and architectural expertise can be coordinated in-house, helping clients move efficiently from feasibility into design and application work.
1000+ Planning Approvals
Explore more than 1000 approved planning projects in our portfolio.
Client Reviews
Read feedback from clients on Google and Facebook in our reviews section.
Award-Winning Practice
Planning By Design has received multiple industry awards recognising its architecture and town-planning work.
Price Match Guarantee
Our quotations are backed by a price-match guarantee on genuine like-for-like quotes.
Planning Permission FAQs
Where should I start if I do not know which application I need?
Start by sharing the address, your project brief and any previous advice. Our team can discuss whether early appraisal or application support is the most useful next step.
Can you help with planning and architectural drawings together?
Yes. We can coordinate planning and architectural services. Your quotation will confirm the work included for your project.
Do you work with homeowners as well as developers?
Yes. Talk to us about your home improvement, a new home, a commercial property or a wider development proposal.
Can I use drawings prepared by another architect?
Send them to us for an initial discussion. We can explain what further planning input or changes may need to be scoped.
What should I send before our first conversation?
The site address, a brief description of the proposal and any existing drawings are a helpful starting point. Include previous decisions or council correspondence if you have them.
What happens if my application has been refused?
Share the decision notice and submitted material. The team can discuss a review of the reasons and advice on possible next steps.
Does your quotation cover every service I might need?
Your quotation defines the agreed scope. Ask us to identify application fees, specialist reports and any later stages that would need a separate instruction.
Latest News & FAQs
Planning updates, guidance and answers from Planning By Design.
Meet the People Behind Your Planning Strategy
Get to know the Planning By Design team and the experience they bring to your project.
Meet our planning team →Let’s Talk About Your Project
Tell us what you want to achieve. We will help you identify the next step.
