Frequently Asked Questions About Town Planning and Architectural Design
This depends on the nature of your proposal and whether its classed as permitted development under current planning regulations. Please get in touch for a free initial consultation and we can guide you forward from here.
The fees charged by the local authority will vary depending on the size and nature of the development proposed. In most cases we aim to charge you a fixed fee to achieve the required permissions so there will not be any extra hidden costs and you will be able to complete your development within your specified budget. Get in touch so we can give you an idea of the potential costs associated with your project.
The time your local authority takes to determine your planning application will vary depending on the complexity of the proposals and how much public interest there is. However, the council aim to determine most consents within 2 months with major developments within 4 months. We can help keep the momentum going during this time by promptly answering any questions the council has and providing robust specialist reports, additional drawings, attending site meetings and carrying out ongoing negotiations to help you achieve a positive outcome in the quickest time possible. Get in touch so we can give you an idea of how long we anticipate the planning process will take to completion.
You would only need to apply for conservation area consent if you were demolishing a building or structure within a conservation area and not for alterations to a building. However, if your property lies within a conservation area you will need full planning permission for most external works to the building and site and there could be restrictions regarding the external building finishes and design which would be likely to be approved. This can include new windows, new fencing, erecting a shed and even painting your front door a different colour! So if in doubt, give us a call and we can guide you through the process from here. We can help keep the momentum going during this time by promptly answering any questions the local council or Historic Scotland has and providing robust specialist reports, additional drawings, attending site meetings and carrying out ongoing negotiations to help you achieve a positive outcome in the quickest time possible.
If you own a listed building all works which affect the fabric of the property, both internally and externally, will require listed building consent. In addition, if your property is A or B listed it will require final clearance from Historic Scotland. We can help keep the momentum going during this time by promptly answering any questions the local council or Historic Scotland has and providing robust specialist reports, additional drawings, attending site meetings and carrying out ongoing negotiations to help you achieve a positive outcome in the quickest time possible. If you have any questions about this and require clarification as to whether the project you are proposing requires listed building consent please get in touch and we will be able to advise you accordingly and guide you through the planning process from there.
Firstly, get in touch with us for a free initial consultation and we can give you some pointers to think about when looking for the perfect residential site. Once you have found your site we can evaluate it in terms of national and local planning policy and overall viability for a residential development. We will also highlight any planning issues you might have or any specialist reports that may be needed as well as providing a robust supporting statement to fully inform any planning application. You can apply for planning permission in principle or full planning permission depending on your personal interest in the site and your expected timescales for development. Please contact us to discuss these different options further to help you decide which is the best route forward for you.
The inclusion of a planning supporting statement is a vital part of any planning application as it fully justifies the development proposal to the local authority in terms of national and local planning policy and would take in to account any material considerations which could have a positive impact on the decision making process by the council. Having a clear, well thought out, robust planning statement is often the difference between achieving and failing to achieve planning permission. In addition, it allows the application to be assessed far more quickly as the council would have all the relevant planning information they needed from the outset to make a well informed decision. We can also provide you with a planning statement to include in your planning application submission if you wish to apply to the council yourself but want the reassurance that a professionally prepared statement would give you. Please get in touch to discuss how we can help you further.
In many cases you can extend your home within certain limitations under current permitted development planning legislation. However, please get in touch so we can advise you of the best way forward for your extension as sometimes avoiding having to apply for planning permission can mean that your plans are unnecessarily compromised. Whilst achieving planning permission for your dream extension could be fully achievable and completed within your schedule. We can advise you on the likelihood of gaining the required consents and can suggest potential modifications and design solutions to increase this likelihood.
Getting a refusal for your planning proposals can be frustrating and the thought of appealing this decision can be daunting. However, this is not the end of the road as if you believe the councils assessment of your project is unjustified or indeed incorrect you have the option of either appealing to the local review body within the local council or the Department of Planning and Environmental Appeals (DPEA). The route which you can take depends on whether the application was refused by a case officer under delegated powers or by the council’s planning committee. If you are unsure of the appeal process please get in touch for a free initial consultation. We can personally represent you and speak on your behalf in front of the the local review body or at a hearing or public local inquiry with the DPEA. In addition we will provide the appropriate appeal statements including specialist reports and legal documents and submit all the required documentation to the relevant bodies for you reducing the associated stress and uncertainty.
We know how stressful, confusing and time consuming it can be to submit a planning application to your local council, particularly when unforeseen planning issues arise and additional specialist information is requested by the council. However, we pride ourselves in having all the required professional contacts such as architects, transport engineers, ecologists, acoustic engineers, conservation specialists etc, to provide a full planning and design service. We work from your initial idea to creating an individual design solution and achieving the necessary planning and building consents taking the strain off your shoulders – a positive result in the quickest time possible. Please contact us to discuss your project further and see how we can help you achieve it.