Stage 2 – 3 | Concept & Developed Design

Concept Design

We define your vision for the space, property or site through initial sketch scheme proposals. We work closely with you to understand your needs and goals for the project, we review the site or property to identify the unique characteristics and challenges which are to be addressed within the proposals. We specifically outline key opportunities and constraints, spatial zoning requirements, building codes and any sustainability aims you would like to encompass into your project.

We understand that each project and client have unique requirements and preferences for design proposals, our initial sketch scheme proposals refine the initial design concept based on your feedback and provide a platform for further discussions and design input. 

Developed Design

Leading on from the sketch scheme proposals and following your feedback we will delve into the developed design by fine tuning your design requirements discussed in the previous stage. Within this section we would finalise the proposed layout of your chosen design, finalise the materials palette and prepare all drawings in preparation for the planning application submission (If required).

Planning Application

The planning process is extremely complex and therefore no one can guarantee planning permission be granted. However, through careful, considered design, a detailed understanding of local planning laws and legislation, developing good design and working in collaboration with planning officers we will prepare a planning application which provides the greatest chance of success.

There are various options with respect of obtaining planning permission, these can be viewed below. It is important to note that not all home alterations require planning consent, We can advise you if your project requires planning consent and what type of application would be most suitable for your project.

Householder Planning Application:

A householder planning application provides a simplified process for proposals to alter or enlarge a single house (but not a flat), including works within the boundary/garden. This is a very commonly used application which will cover most alterations you wish to undertake to your family home.

Lawful Development Certificate (Permitted Development – PD):

A lawful development certificate (LDC) is a legal document which states the lawfulness of past, present or future building use. This application will be applicable for certain proposals subject to them meeting a clear set of requirements, these requirements can generally be found on your local planning authority website. There are eight classes of permitted development rights which are outlined below:

  • Class A – Enlargement, improvement or alteration (Rear & Side Extensions)
  • Class B – Additions etc to the roof (Loft Conversions)
  • Class C – Other alterations to the roof (Solar Panels)
  • Class D – Porches
  • Class E – Outbuildings (Sheds, Garages, Pool houses)
  • Class F – Hard Surfaces (Driveway)
  • Class G – Chimney, flues etc.
  • Class H – Microwave antenna

It is important to note that not all properties have permitted development rights, for example, if you live in a property build since the 1970’s it is possible that permitted development rights were restricted or removed by condition on the original planning consent, this will typically be outlined within your legal documents pack along with all other documents associated with the purchase of your property.

Prior Approval (Permitted Development – PD):


If your project is contentious we would advise to seek pre-application advice from the local authority, this will speed up the decision making process for your case and will certainly increase your chances of success. As with all of our planning application submissions we work collaboratively with your planning officer to justify your proposal and negotiated the most desirable outcome, favorable consent. 

Outline Planning Application:

Outline planning application are used to gain an understanding as to whether the nature of development is acceptable, this can help with ensuring the viability of your project. Specific details known as ‘reserved matters’ can then be confirmed / discharged later. Allowing for planning permission to be granted subject to the condition that reserved matters are approved before development begins.

Reserved Matters Application:

After approval of ‘outline planning’ consent, reserved matters must be submitted to gain the right for development. This deals with all outstanding details which were omitted from the outline planning application. Reserved matters can include:

  • Appearance
  • Means of Access
  • Landscaping
  • Layout
  • Scale

Full Planning Application:

A full planning application is required when making detailed proposals for developments which are not covered by a ‘householder application’ or ‘permitted development application’. This is generally the case for new build development. Within this application it must be clearly outline that you are compiling with a range of factors including relevant national and local planning policies, Flood Risk, Air Quality and Impact on wildlife. We will guide you through the process and where necessary liaise with specialist consultants to ensure you get the detailed advice you require.  

Approval (Discharge) of conditions application:

Listed Building Consent:



Phone: 07803 821119

United Kingdom

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