Stage 2 – 3 | Concept & Developed 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.
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).
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, 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.
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 applications 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 generally include:
- Means of Access
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:
Planning conditions are often applied to the granting of planning permission to safeguard the interests of the local planning authority. These conditions limit and control the way planning permission is to be implemented and aim to improve the quality of planning applications via mitigating any adverse effects. Conditions may be imposed on the permission for regulating development or land use. Examples would include; nature of the proposals, hours of working, energy requirements, tree preservation orders or the length of time permission is granted.
If your proposal is contentious pre-application advice can be sought from your local planning authority to help reduce the need for planning conditions to be implemented on an application. Refer to ‘Pre-application’ section above.
You may apply to have imposed conditions discharged (Approved) to allow development to begin. Within this application you are required to detail how you intend to meet the condition(s) for example, the materials used or providing supporting information to demonstrate compliance such as an energy statement. A single discharge of conditions application can apply to discharge a number of conditions from the application.
Listed Building Consent:
Listed building consent is a type of planning consent which protects buildings of special architectural or historical importance. These controls are in addition to any planning regulations which would usually apply. Listed building status can also result in the requirement for planning permission where it wouldn’t normally be required. The controls apply to any works for the demolition of a listed building, or for its alteration or extension, which is likely to affect its character as a building of special architectural or historical importance.
‘Listed Buildings’ are buildings (or structures) that have been judged to be of national importance with regard to their architectural or historic interest and included on a register, known as the ‘List of Buildings of Special Architectural or Historic Interest’.
‘Listed Buildings’ are classified into grades as follows:
- Grade I – Buildings of exceptional interest
- Grade II* – Particularly important and more than special interest
- Grade II – Buildings of special interest, warranting every effort being made to preserve them
Permitted Development (PD)
Permitted development is a scheme set up by the government in which certain types of work can be undertaken without the need to apply for planning permission, these are known as ‘Permitted Development Rights’, there are eight classes 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
Further to ‘Class A’ outlined above there are general conditions which apply to all rear extensions, including:
- No more than half the area of land around the original house (as it stood on 1st July 1948) should be covered by buildings
- The maximum height of the extension is 4 metres, as measured from the highest point of the natural surface ground. The maximum height reduces to 3m if the extension is within 2m of a boundary
- Construction materials must be similar in appearance to those used for the existing house. No balconies, verandas, raised platforms or chimneys are included
- As with all other types of permitted development, this scheme does not apply to properties in conservation areas, flats or maisonettes
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.
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. Although it isn’t a requirement we would strongly advise all clients to obtain an LDC as it protects you in the event planning policies change and ensures your proposal is in compliance with your permitted development rights.
Prior Approval (Permitted Development – PD):
Although permitted development rights allow you to alter or extend your home without the need for a full planning application, some projects still require review from your local authority. This is known as ‘prior approval’. Generally, projects which require prior approval are larger home extensions or adding an additional storey. This scheme used to be known as the ‘Larger Home Extensions Scheme’.
Prior approval allows you (with notification) to extend no more than 8 metres (for a detached property) or 6 meters (for all other properties) from the rear elevation of the original house, as it stood on 1 July 1948. The development must also comply with all the conditions applicable to Class A as outlined above.
It is important to note that although you may have not erected an extension yourself, your permitted development rights may have already been ‘used up’ by a previous owner if they have previously extended the property. If you think this might be the case contact us and we will investigate for you.
Subject to your site requirements there are occasions where you will be required to appoint specialist consultants to provide input and further information for your planning application, consultants that are typically required include:
Energy Consultant (New Build):
Phone: 07803 821119