Developing the design
With the planning principle established and the concept direction agreed, we move to the next stage. We develop your initial concept into a detailed, submission-ready planning application.
We take the preferred concept from the feasibility stage and refine it into a fully resolved design. Our team develops detailed floor plans, elevations, sections and site layouts. Where they help communicate the proposal, we also produce 3D visualisations for the Authority or neighbours.
Every design decision we make during this stage responds to the site, the setting and the planning context. We balance your brief and budget against the policy requirements and constraints we identified during the pre-planning enquiry. The result is a design that is both ambitious and defensible.
Coordinating the submission
We produce all architectural drawings your application needs. This includes existing and proposed plans, elevations, sections and site layout drawings. We also prepare Design and Access Statements, planning statements and covering letters where you need them.
Our team coordinates directly with the specialist consultants your project requires. This might include ecologists, heritage consultants, drainage engineers, structural engineers, arboriculturists and transport consultants. We manage their appointments, briefs and timeframes so everything arrives together in one cohesive package.
When the site or proposal requires it, we also manage local engagement. This might involve discussions with parish councils or neighbour consultations on larger schemes. We handle this sensitively and proactively, ensuring we hear local voices without jeopardising your proposal.
Types we handle
We prepare and submit a full range of planning applications across Shropshire, Cheshire and Wales.
Householder Applications cover extensions, alterations and outbuildings to existing residential properties. The typical determination period is 8 weeks.
Full, or Detailed, Applications cover new build dwellings, commercial buildings, change of use and larger schemes. Determination typically takes 8 weeks, or 13 weeks for major developments.
Outline Applications establish the principle of development on a site. We reserve matters such as appearance, layout and scale for later. Determination typically takes 8 weeks, or 13 weeks for major schemes.
Reserved Matters follow an outline approval. They address the detailed design, layout, scale, appearance and landscaping. The typical determination period is 8 weeks. With Listed Building Consent covers works to listed buildings, whether internal or external. The typical determination period is 8 weeks.
Certificates of Lawful Development confirm that a proposed or existing use is lawful. They also confirm whether works fall within Permitted Development rights. The typical determination period is 8 weeks.
Prior Approval covers permitted development routes such as Class Q agricultural conversions. The typical determination period is 56 days. Discharge of Conditions satisfies specific conditions on an existing planning permission before works can begin. Determination typically takes 8 to 12 weeks depending on the authority.
Consultation periods
Once we submit your application, the Local Planning Authority opens a formal consultation period. Neighbours and parish councils typically have 21 days to respond. Statutory consultees such as highways, ecology and environmental health also have 21 days to comment. For major applications, this period may extend to 28 days.
Post submission
Our involvement does not stop once we submit the application. We proactively engage with the case officer throughout the determination period. As comments come in, we discuss them and respond promptly when issues arise.
If the officer requests changes, we negotiate and prepare amended drawings quickly. We do not wait until the day before the deadline to contact the Council. That approach risks prejudicing your application and your investment.
Our attitude is one of proactive problem solving. We treat objections and conditions as challenges to resolve, not obstacles to fear. By staying engaged from submission through to decision, we give your application the best possible chance of a positive outcome.
Ask us about planning application services for your project.