Choosing the right type of planning application and providing all necessary supporting evidence can be the difference between approval and refusal. From full and outline permissions to reserved matters or prior approval, we handle the route, the paperwork and the negotiations.
Planning by Design’s RTPI-chartered planners and ARB-chartered architects manage the process from advice to decision. We prepare the evidence, liaise with the planning officer, and secure timely approvals with minimal risk.
From evaluating your project’s feasibility to submitting and managing a robust planning application, our experts are ready to support you.
A planning application seeks permission for development. The main routes are:
Householder planning application: for minor residential extensions, loft or garage conversions that are not permitted development.
Full planning application: for new builds, change of use and other commercial applicaitons.
Outline planning permission: establishes approval in principle with full designs submitted later.
Reserved Matters approval: agrees layout, scale, appearance, access and landscaping after outline planning consent.
Prior approval: some permitted developments, such as large extensions, change of use and converting agricultural buildings, require prior approval before work can commence.
The required supporting documents typically include Architectural Drawings, a Planning or Design & Access Statement, and specialist reports such as transport, ecology, drainage etc.
View Example Planning ApplicationsLegal certainty: Avoid enforcement, stop notices and expensive retrospective fixes by building lawfully from day one.
Planning gain: Consent typically lifts land and property value; unauthorised works can add nothing or even devalue.
Protect resale & funding: Buyers, lenders and insurers expect lawful permission; without it, sales and remortgages stall.
Reduce stress & delays: Approved plans let contractors price accurately, minimise redesigns and keep the build on programme.
View Example Listed Building Consent ApplicationsPlanning Appraisal: We review relevant planning policies, constraints and planning decisions to advise the best route, requirements, costs and likelihood of success..
Concept & Planning Drawings: Our ARB architects prepare compliant plans, elevations and site layouts ready for validation. We optimise massing, daylight, parking and amenity.
Statements & Documentation: Your RTPI town planner drafts the required Planning or Design & Access Statements and supporting evidence, such as evidence of existing use, to stenghten your application.
Submission & Validation: Forms, certificates, drawings and statements are uploaded via the Planning Portal. We respond swiftly to validation queries to limit any potential delays with the planning authority.
Officer Liaison & Negotiation: We manage consultations, address comments or objections and agree proportionate revisions with your approval to protect the 8–13 week determination window.
Decision & Next Steps: We notify you of the decsion and breif you on conditions and next actions, such as discharge of conditions, Section 73 variations or appeals where necessary.
Fixed-fee quotation: for everything required, provided we have conducted a planning appraisal.
Full set of planning drawings: floor plans, elevations, sections, roof plans, block & site plans etc.
Supporting planning statements: planning, design and access, heritage and exemption statements etc.
Application Preparation: completion of all application forms, CIL forms and certificates etc.
Application Submission: with your approval, we submit the application via the Planning Portal.
Application Management: liaison with case officer and statutory consultees throughout the process.
Determination: decision notice downloaded and sent once the application is determined.
View Example Planning ApplicationsPlanning Appraisal: to find out if planning permission is required, if so, which application would be best, associated likely costs and the likelihood of success. We can do this in 1 day.
Architectural Drawings: architect drawings for any project/planning application, we aim to have these sent for review, comment and approval within 7 days.
Planning Statement: your town planner will aim to have these sent for your review, comment and approval within 7 days of approving your drawings.
Application Submission: once we have everything required for your application, with your approval we will submit the application in 1 day.
Optional Fast-Track: For those in a hurry or with urgent requirements, such as a retrospective application, we offer a fast-track service for all the work we do and control up to application submission.
Application Validation: once you have paid the application fee, the council will begin validating the application. Typically takes anywhere from 1 day to several weeks, depending on council backlogs.
Decision: planning applications should be determined within 8-13 weeks. However, it is important to bear in mind that most councils are backlogged and taking longer.
Cost: our unbeatable prices are backed by our price-match-guarantee; we will beat any like-for-like quote. Get an instant estimate for the most common projects via our free online cost calculator.
At Planning By Design, our integrated approach combines architectural, planning, and project management expertise to ensure your project runs smoothly from the start.
Our local and national knowledge helps you navigate the complex council regulations as efficiently as possible. Our holistic design process ensures proposals look great, function well, and meet the relevant planning policies.
With clear communication at every stage and a focus on cost-effective solutions, we streamline applications and safeguard your investment, ultimately saving you time and money.
RTPI & ARB-accredited team: planning precision plus award-winning architecture.
UK & Ireland Coverage: we work with every local authority, and know many of the planning officers.
Extensive Portfolio: over 750 planning approvals, case studies and examples for all project types.
Price-match guarantee: we will beat any like-for-like quote.
5* Reviews: hundreds of 5* reviews on Google, Trustpilot and Facebook from happy customers.
Video Testimonials: hear firsthand feedback from clients regarding their experience.
View Example Planning ApplicationsPlanning By Design’s RTPI-accredited Chartered Town Planners deliver end-to-end applications across the UK & Ireland, from single homes to complex commercial and mixed-use schemes. We select the right route, prepare the evidence and manage officer liaison so your project moves from idea to approval with confidence.
We handle every application type, including full planning, outline & reserved matters, prior approval (e.g. Class MA), Lawful Development Certificates, Section 73 minor material amendments, Section 96A non-material amendments, discharge/vary/remove conditions, advertisement consent, and heritage cases such as Listed Building Consent and conservation-area proposals.
At Planning By Design, we have established standard fixed prices for the most common projects regardless of where the property is located. As we are typically 30-50% cheaper than our competitors we also offer a Price Match Guarantee and will beat any like-for-like quote.
To get a instant estimate for your project try our Free Online Cost Calculator.
Contact us now for a free no obligation consultation to discuss your architectural design project.
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Most minor applications decide within 8 weeks and majors within 13 weeks, counted from validation. Requests for extra reports or redesign can extend this. Many local planning authorities are backlogged and taking longer.
Fees are statutory and depend on use, size and floor area. We’ll advise the exact fee and any Planning Portal service charge before submission..
Many applications do. It explains your design logic and accessibility. We combine it with the Planning Statement where appropriate.
For complex or sensitive sites, yes. Early feedback can de-risk issues before submission. We’ll recommend it only when it adds value.
We can amend and resubmit, or lodge an appeal with a focused statement. We’ll advise the strongest route based on the refusal reasons.
