Drawings back in 24–72 hours. Measured survey to a full set of existing and proposed drawings — 24–48 hours for a loft or extension, up to 72 hours for larger or more complex schemes.

Most applications that fail do so for avoidable reasons: the wrong application type, drawings at the wrong scale, a missing statement, or a design that never had a chance under local policy.

We prepare the submission properly, submit it, and then do the part most people underestimate — managing the case officer through to a decision.

Application types we handle

Type	Use	Target decision
Householder	Extensions, lofts, outbuildings, alterations to a single house	8 weeks
Full planning	New build, flats, change of use, commercial work	8 weeks (minor) / 13 weeks (major)
Outline	Establishing the principle of development before detailed design	8 or 13 weeks
Reserved matters	Detail following an outline approval	8 weeks
Prior approval	Larger rear extensions, Class MA change of use, and similar	42 or 56 days
Lawful Development Certificate	Confirming permitted development is lawful, before or after works	8 weeks
Listed building consent	Any alteration to a listed building	8 weeks
Advertisement consent	Signage and illuminated displays	8 weeks
Discharge of conditions	Satisfying pre-commencement conditions	8 weeks
Non-material amendment	Minor changes to an approved scheme	28 days
Appeal	Challenging a refusal or a condition	Varies by procedure

What goes into a submission

Location plan at 1:1250 or 1:2500 with the site edged red, on an Ordnance Survey base
Site plan, usually 1:200 or 1:500
Existing and proposed floor plans, elevations and sections, normally at 1:50 or 1:100
Design and access statement where the council requires one
Heritage statement in a conservation area or for a listed building
The completed application forms, ownership certificate and CIL forms
The application fee
Any borough-specific documents on its local validation list — daylight and sunlight, arboricultural, transport, flood risk, ecology, noise or contamination reports

Validation is where time is lost. The eight-week clock only starts when the council validates the application, not when you submit it. An incomplete submission can sit unvalidated for weeks. We check against the borough's own validation list before anything goes in.

Managing the application

Once validated, the council consults neighbours and statutory consultees, usually for 21 days, and a case officer visits the site. This is where applications are won or lost. We respond to objections, negotiate amendments the officer will support, and where a scheme is heading for refusal we would rather revise it than let it be refused.

If it is refused

A refusal is not the end. There are three routes:

Revise and resubmit. Addressing the officer's stated reasons. One free resubmission is normally available within twelve months of the decision on the same site by the same applicant.
Appeal to the Planning Inspectorate. Householder appeals must be made within twelve weeks of the decision; most other appeals within six months. Written representations, hearing or inquiry depending on the case.
Withdraw and pre-app. Where the scheme needs a fundamental rethink.

Pre-application advice

Most boroughs offer a paid pre-application service. For anything larger than a straightforward extension we recommend it. It gives you the officer's view while the design can still change, and a supportive pre-app response carries real weight later.

Conditions and CIL

An approval nearly always comes with conditions. Pre-commencement conditions must be discharged before work starts, and building without discharging them can make the permission unlawful. Community Infrastructure Levy may also be payable — we complete the forms and flag the liability early, including the exemptions available for householder extensions and self-build.

Included as standard

What you get

Planning history and constraints search for the address
Advice on the correct application type before you commit
Full drawing set at the scales the borough requires
OS-based location and site plans
Design and access statement
Heritage statement for listed and conservation area sites
Completed forms, ownership certificates and CIL forms
Submission through the Planning Portal and fee handling
Validation check against the borough's local list
Case officer liaison and response to objections
Negotiated amendments to secure approval
Appeals, resubmissions and discharge of conditions

Questions

Common questions

How long does a planning application take?

Councils aim to determine householder and minor applications within eight weeks of validation, and major applications within thirteen. Prior approval applications run to 42 or 56 days. Busy boroughs frequently run over, which is why we chase throughout.

How much is the application fee?

Fees are set nationally and are revised periodically, so we confirm the current figure for your application type when we quote. It is paid to the council and is separate from our fee.

Can I build if my neighbour objects?

Objections are considered but they do not decide the outcome. What matters is whether the objection raises a material planning consideration — such as loss of light, overlooking or highway safety — rather than, for example, loss of a view or the effect on property values.

What is a Lawful Development Certificate?

A formal decision confirming that work is permitted development and lawful. It can be applied for before the work (proposed) or after (existing). It is the safest way to prove your position at resale.

What happens if I build without permission?

The council can serve an enforcement notice. A retrospective application can sometimes regularise the position. Time limits for enforcement have changed, so take advice early rather than assuming a deadline has passed.

Do you handle appeals?

Yes. We assess whether an appeal is likely to succeed, and prepare the appeal statement and supporting material. Householder appeals must be lodged within twelve weeks of the decision, most others within six months.

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