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Planning Applications

Getting it consented

Householder, full and listed building applications — prepared, submitted and argued through to decision.

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We observe and record the opportunities and constraints of a site onto a site analysis drawing: access, restrictions from neighbouring properties, overlooking, noise, sun paths, levels, views, security, local planning policies and historic maps. That research can make all the difference, resulting in a design that makes the most of the site and is favourable in obtaining planning permission.

Where the planning position is questionable, or the site is sensitive, we often recommend a pre-application consultation with the local authority before committing to a full application. It costs a fee and some time, and it regularly saves both.

We prepare and submit the application, respond to the case officer and deal with consultee comments through to decision.

How we approach an application

  1. 1

    Site analysis

    Access, overlooking, levels, sun paths, views, local policy and historic maps recorded onto a single drawing.

  2. 2

    Policy review

    What the local plan, any neighbourhood plan and recent decisions in the area actually say about proposals like yours.

  3. 3

    Pre-application

    Where the position is uncertain, a formal discussion with the authority before the full application is made.

  4. 4

    Preparation and submission

    Drawings, supporting statements and the validation requirements for that specific authority.

  5. 5

    Determination

    Responding to the case officer, consultee comments and any requested amendments through to decision.

Consented schemes

Village Hall, Poringland
Hospitality & Leisure

Village Hall, Poringland

A contemporary Village Hall defined by clean lines, transparency, and natural materials. The design combines extensive glazing, horizontal timber cladding, and a curved…
Holiday Let Accommodation Conversion, Norwich
Residential

Holiday Let Accommodation Conversion, Norwich

Conversion of an existing agricultural silos into holiday let accommodation in North Norfolk. Adaptive reuse and conversion architecture.
Two Storey Rear Extension, Stoke Holy Cross
Interior Design

Two Storey Rear Extension, Stoke Holy Cross

A contemporary two‑storey rear extension seamlessly integrated with the character of the original Old School House. The design combines traditional red brickwork with…
★★★★★
Danny is innovative and professional, creating a clever design to fit with our ideas and budget.
Nathan Hunt Client
★★★★★
Amazing professional service, designed exactly what we were looking for.
Jessica Stoner
★★★★★
Fantastic design and first class project management from Danny and the team.
Ian Phillips
★★★★★
Danny is a joy to work with! Very creative and professional, and always available on the end of a phone. The plans he did for us were way beyond our expectations and flew through pre-planning with the notoriously tricky Broads Authority. The design is exceptional - well within the brief, yet far…
Bridget Lawless

Planning Applications — Frequently Asked Questions

What if my application is refused?

The refusal notice sets out the reasons, and those reasons determine whether the sensible route is a revised application addressing them or an appeal. We advise on which, based on how well-founded the reasons are.

Is a pre-application worth the fee?

On a straightforward proposal, often not. On a sensitive site, a listed building, or anything where the policy position is arguable, it usually is — it converts an unknown into a documented officer view before you spend on a full application.

How long does a decision take?

For smaller applications, planning approval may take eight to ten weeks. For larger applications this can be thirteen to fifteen weeks, and is sometimes delayed. Importantly the period starts when the authority validates the application — which happens once the planning fee is paid and they are satisfied all required documentation is present — not when you press submit.

Do you deal with the Broads Authority?

Yes. The Broads Authority is its own planning authority with its own policies, and proposals within its area are assessed against them rather than the district's.

Talk to us about your project

Tell us about the site and what you are hoping to do. The first consultation is free, and we will tell you honestly what we think is achievable before you commit to anything.

What's included with Planning Applications

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Site analysis and constraints drawing

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Local and neighbourhood plan policy review

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Pre-application consultation where appropriate

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Design and access statement where required

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Heritage statement for listed and conservation area work

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Submission, case officer liaison and consultee responses

Our Other Services

Architectural Design New builds, extensions, conversions and listed buildings — designed around the site and taken through planning by people who do it every week → House Extensions Single and two-storey rear extensions, side returns, porches and wrap-arounds across Norfolk and Suffolk — designed to get consented → Loft Conversions Dormer, hip-to-gable and rooflight conversions — designed around head height, stair position and the structure you actually have → Barn & Agricultural Conversions Traditional barns, agricultural buildings and farm diversification — including conversions to holiday letting → Listed & Period Buildings Listed building consent, conservation areas and sensitive extensions to period property across Norfolk and Suffolk → New Build & Self Build Private houses, self-build projects and residential development — from site appraisal through planning to completion → Interior Design Residential, commercial, hospitality and leisure interiors — delivered across the UK, Lebanon and the UAE from our Norwich and Beirut studios → Hotel Interiors Guest rooms, reception lounges and public areas for hotel groups in the UK and the UAE → Restaurant & Bar Design Restaurants, bars and food and beverage spaces — designed around the operation as much as the look → Workplace Interiors Offices, reception spaces and workplace fit-out — planned around how the organisation actually works → Leisure & Fitness Design Fitness clubs, spas, golf and outdoor entertainment facilities → Hospitality & Leisure Design Hotels, restaurants, resorts and leisure facilities — architecture and interiors, in the UK and internationally → Workplace & Commercial Offices, reception spaces, commercial renovation and mixed-use schemes → Community & Civic Buildings Village halls, community centres and cultural buildings — designed for committees, funders and long service lives → Swimming & Reflection Pool Design Infinity pools, reflection pools and the shelters and entertainment structures that make them usable in a British climate → Feasibility Studies A study that tests the capacity of a site and how realistic your objectives are, before a full design is commissioned → Our Fees How we price our work, what drives the figure, and the costs that sit outside the design fee → Project Management Tender, contractor selection and site support through construction to handover → Free Initial Consultation A complimentary first session to explore your ideas and understand the scope, design direction and feasibility of your project →
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