Planning and permissions, answered plainly.

It depends on your property, the proposed work and any planning restrictions in place.

Some schemes qualify as permitted development. We always check eligibility against your actual building before relying on that route.

Next We review your address, planning history and drawings before advising.

Flats and maisonettes do not get the same permitted development rights as houses.

Prior alterations and existing restrictions also affect what you can do.

Next We confirm the correct consent route for your property type.

A lawful development certificate confirms development is lawful for planning purposes. It differs from building regulations approval.

It must match the exact proposal or existing work precisely.

Next We tell you if a certificate would give useful evidence for your scheme.

An Article 4 direction can remove specific permitted development rights in its area.

We check the actual direction against your property. We never assume every restriction is the same.

Next We review the council’s planning information for your address.

No. We cannot guarantee a council’s decision, and no responsible team can.

Good preparation identifies policy issues and strengthens what we submit. The decision always stays with the council.

Next We agree a plan B if the first application is refused.

Pre-application advice helps when policy, heritage, scale or neighbour impact are uncertain.

Its value depends on the question we ask and the information we supply. It is not planning permission itself.

Next We discuss whether the fee and time are worth it.

Allow time for surveys, design and validation before the council’s assessment period begins.

Requests for information, consultation and revisions can extend the timeline. Do not treat an indicative decision date as a guaranteed site start.

Next We give you a programme covering preparation, assessment and post-decision tasks.

Not necessarily. Read the decision notice carefully for any conditions attached.

Check the other approvals and agreements the works need. Design, technical and contractual readiness are separate questions.

Next We build a pre-start checklist tied to the work you plan.

We review the refusal reasons with you before choosing a way forward.

A revision, a new application or an appeal may suit. The right route depends on the refusal and your brief.

Next We compare the cost, benefit and programme impact of each option.

Trees, ecology and flood risk can all be material design constraints.

We identify the relevant surveys, protections and site risks early. That way the design responds to your site, not surprises found after pricing.

Next We tell you which site specific assessments the project needs.

Any change must be checked against the approved drawings and conditions first.

We confirm the correct route for the amendment before you build it.

Next We keep a register of proposed changes and their consent status.

No. The council assesses every application against relevant planning considerations.

We design to address neighbour impact properly. Support or objection alone does not decide the outcome.

Next We explain the material planning issues raised by any objection.

Extra floorspace or new dwellings can attract the Community Infrastructure Levy.

Exemptions may apply, but we check eligibility and procedure before you start. Planning obligations can be a separate cost too.

Next We identify any liability, exemptions and notices you need to submit.