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Planning and consents

Planning can feel unpredictable, but most outcomes are decided by a small number of factors: policy, context, and how clearly a proposal is explained.

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This page sets out the main planning routes for residential projects, the consents that may apply, and the typical points that cause delay, so you can move forward with clarity.

Planning routes and what they mean

Most projects fall into one of three routes:

  • Permitted development (PD) - a defined set of works that may be possible without a planning application, provided the proposal stays within strict limits and conditions.

  • Householder planning permission - required for works outside PD, or where the design, scale or site conditions trigger a full assessment.

  • Pre-application advice - useful for higher-risk proposals where early feedback can reduce uncertainty before committing to a full submission.

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Choosing the right route early saves time and avoids designing the “wrong” scheme.

Consents beyond planning

Planning permission is not always the only approval needed. Depending on the property and location, you may also need:

  • Building regulations approval (separate to planning)

  • Listed building consent and/or conservation area considerations

  • Conditions attached to permissions (materials, obscure glazing, drainage, landscaping)

  • Third-party inputs such as highways, trees, ecology, flood risk or heritage statements

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A good strategy checks these early so they don’t surface late and derail timelines.

What planners usually focus on

For typical home projects, the main decision points are consistent:

  • scale and massing (does it feel overbearing?)

  • overlooking and privacy

  • daylight and overshadowing

  • design quality and how it sits in the streetscape

  • parking, access and waste storage (where relevant)

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Most refusals come down to one or two of these being pushed too far, or not explained clearly enough.

Submissions, information and timing

A planning application isn’t just drawings. The right supporting information, submitted at the right time, can be the difference between a smooth decision and repeated “requests for more”.

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Where needed, we advise on what is proportionate for the project, enough to satisfy the case officer, without overloading the application with unnecessary reports.

A practical outcome

By the end of the planning and consents stage, you should know:

  • whether PD is realistic or a full application is required

  • what consents and constraints apply to your property

  • the key design moves that will improve approval prospects

  • what information will likely be required for submission

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That clarity makes the next step, design development and submission, faster and calmer.

Start a project 

Early advice can make all the difference. If you’re considering a project, we’re happy to discuss feasibility, constraints, and next steps.
→ Start a project

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