Planning applications
We prepare and manage planning applications for residential projects, guiding proposals through the planning process with clarity and care. Our role is to translate design intent into well-considered submissions that respond to policy, context, and site-specific constraints.
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A successful planning application relies on a clear understanding of what is achievable and how proposals are presented, rather than pushing boundaries without justification.
Design and strategy
Planning applications begin with establishing a realistic and proportionate design approach.
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We assess the site, surrounding context, and relevant planning policies to inform the scale, form, and arrangement of proposals. Design decisions are shaped by how the development will be viewed, experienced, and assessed, ensuring that proposals are coherent and defensible.
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By addressing planning considerations early, designs are developed with a clear strategy rather than being retrofitted to policy later.
Planning considerations
Every planning authority applies national and local policy within its own framework.
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We review factors such as scale, massing, appearance, neighbour impact, daylight, privacy, access, and site constraints to identify potential issues before submission. Where properties are located within conservation areas or subject to specific planning controls, proposals are shaped accordingly.
Submission
We prepare and submit planning applications with the information required for validation and assessment by the local planning authority.
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This includes the preparation of accurate drawings and supporting documents needed at the point of submission. Applications are structured to present proposals clearly and proportionately, aligned with relevant planning policy and site context.
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The aim is to submit a complete, well-considered application from the outset.
Management
Once an application has been submitted, we manage the process through to determination.
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This includes monitoring progress, responding to correspondence from the planning authority, and liaising where clarification is requested. Our role is to maintain momentum and ensure communication remains clear and timely throughout the assessment period.
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Management of the application helps avoid unnecessary delays and misunderstandings.
Amendments
In some cases, planning officers may request changes or additional information during the assessment process.
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Where appropriate, we prepare amendments to address specific concerns raised by the planning authority. Amendments are considered carefully to ensure they remain proportionate and consistent with the original design intent.
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Any amendments required are discussed clearly before work is undertaken.
Costs - Planning application submission
Planning application fees are structured to reflect the different stages of the process, rather than assuming a single fixed level of involvement for every project.
Planning application submission fees from £595 + vat.
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This covers the preparation and submission of a complete planning application, including the required drawings and documentation for validation by the local planning authority.
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For properties within conservation areas or for listed buildings, planning authorities typically require additional supporting information and a higher level of detail. Where this applies, submission fees are adjusted accordingly and confirmed in advance.
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Local authority planning fees are not included.
Costs - Planning application management
This covers the management of the application once submitted, including monitoring progress and responding to routine correspondence or clarification requests from the planning authority during the assessment period.
Planning application management fees from £395 + vat.
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This fee applies where the application proceeds without material changes to the approved drawings.
Costs - Amendments
Where planning officers request changes or additional information that require revised drawings or material amendments, these are charged separately.
Amendments fees from £195 + vat per amendament.
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Applications within conservation areas or affecting listed buildings often involve more detailed review and requests for additional justification. Any amendments required are discussed and agreed before work is undertaken. Standard hourly rate £140 + vat.
Fee structure
Planning requirements vary significantly between local authorities and property types.
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By separating submission, management, and amendments, fees reflect the level of work actually required. Projects involving conservation areas or listed buildings typically require additional time and supporting material, and fees are structured to reflect this.
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Clear scope at the outset helps avoid uncertainty as the application progresses.
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A HOBBS ARC planning application is prepared with clarity, proportion, and a clear understanding of what will stand up to scrutiny.
Start a project
If you’re considering a planning application and would like advice on what is achievable, we’d be happy to discuss your project and outline the next steps.
→ Start a project