Navigating the planning system in England and Wales can often prove to be a complex, time-consuming process that is highly dependent on the interpretation of local planning policy.
At CharterHouse Surveyors & Engineers, we provide comprehensive architectural and technical support for planning permission applications, ensuring that your proposal is well-prepared, policy-aware, and professionally presented from the very outset.
Our specialist planning services are led by Chartered Architectural Technologists and expertly supported by experienced Chartered Building Engineers and Surveyors, giving us a highly practical understanding of both your design intent and the genuine construction feasibility. We recognise that every application is assessed on its individual merits against national frameworks – such as the National Planning Policy Framework (NPPF) – and local guidelines, with local authorities scrutinising factors including design, appearance, the impact on neighbouring properties, and highway safety.
Whether you require a standard Householder Planning Application for a residential extension, a Full Planning Application for a new build house or major redevelopment, an Outline Application to establish a development's general principle, or a subsequent Reserved Matters Application to finalise the details, we guide you smoothly through the entire process. From the initial consultation and feasibility assessment to producing highly accurate existing and proposed architectural drawings, our multidisciplinary team ensures your submission is technically robust.
By combining surveying and engineering expertise, we can accurately anticipate potential planning objections early on and design schemes that are not only contextually appropriate but are genuinely buildable, thereby maximising your chances of achieving a successful approval.
Our experienced team manages the submission process on your behalf, liaising with planning authorities and addressing any queries that may arise. We focus on delivering designs that maximise the potential of your space while improving functionality and long-term value. With a professional and supportive approach, we help you navigate the process with confidence.
How do we support you with your planning permission application?
- Proactive Risk Mitigation: by applying combined surveying and engineering backgrounds, the team can anticipate potential planning objections early and resolve design constraints before the formal submission.
- End-to-End Support: clients receive full professional support throughout the entire statutory determination period – which typically ranges from 8 to 13 weeks – including direct liaison with planning departments and the management of any necessary revisions.
- Assessment Criteria Focus: proposals are specifically tailored to satisfy stringent local authority assessment criteria, such as respecting the impact on neighbouring properties, ensuring highway safety, and addressing environmental or heritage considerations.
- Proactive Risk Mitigation: by applying combined surveying and engineering backgrounds, the team can anticipate potential planning objections early and resolve design constraints before the formal submission.
- End-to-End Support: clients receive full professional support throughout the entire statutory determination period – which typically ranges from 8 to 13 weeks – including direct liaison with planning departments and the management of any necessary revisions.
- Assessment Criteria Focus: proposals are specifically tailored to satisfy stringent local authority assessment criteria, such as respecting the impact on neighbouring properties, ensuring highway safety, and addressing environmental or heritage considerations.
Things to consider in the planning process
The Planning Legislation Framework
Navigating the planning system in England and Wales can often prove to be a complex, time-consuming process that is highly dependent on the interpretation of local planning policy.
Governed primarily by the Town and Country Planning Act 1990 and the Planning and Compulsory Purchase Act 2004, the planning system requires all proposals to be thoroughly prepared, policy-aware, and professionally presented from the very outset.
Our specialist planning services, led by Chartered Architectural Technologists and supported by experienced Chartered Building Engineers and Surveyors, ensure your scheme is designed to satisfy stringent local authority guidelines, taking into direct account policies regarding scale, appearance, highway safety, and neighbouring amenity.
- National Planning Policy: Designing schemes in strict accordance with the National Planning Policy Framework (NPPF) to align with national development standards.
- Local Plan Compliance: Reviewing specific Local Authority Local Plans and Supplementary Planning Guidance to address area-specific constraints early.
- Technical Representation: Acting as your professional agent to present your proposals clearly and handle all correspondence with local planning officers.
- Impartial Advice: Delivering honest, independent feasibility guidance based on established planning history and policy interpretation
Types of Planning Applications
Different development projects require different statutory application routes depending on their scale, complexity, and intended use.
Whether you are extending a residential home, building a bespoke new property, or seeking to establish a development principle, we handle the preparation of all drawing packages and supporting documents.
By matching your project to the correct application type, we ensure a highly efficient validation process and reduce the risk of unnecessary delays or local authority queries.
- Householder Applications: Typically required for residential extensions beyond permitted development limits, major domestic alterations, or new outbuildings affecting property appearance.
- Full Planning Applications: Essential for completely new build houses, major extensions, changes of use, or complex, non-standard residential schemes.
- Outline Planning Applications: Used to establish whether a proposed development is acceptable in principle before detailed design work is commissioned.
- Reserved Matters Applications: Submitted following outline approval to secure detailed consent for specific elements including appearance, layout, landscaping, scale, and massing
Submission Requirements and Timescales
Securing a successful planning decision relies on submitting a comprehensive package of information that complies with national validation requirements and local authority checklists.
Most applications require a coordinated set of Ordnance Survey maps, technical architectural drawings, and legal certificates to be accepted by the planning department.
Understanding the specific statutory determination timescales for each application type allows you to plan your project timeline and contractor procurement with absolute confidence.
- Essential Drawing Packages: Preparing precise site location plans, block plans, and existing and proposed floor plans and elevations to show the exact scale of development.
- Supporting Documentation: Drafting Design and Access Statements and coordinating additional technical reports or ownership certificates as required by local validation lists.
- Householder Timescales: Managing the typical statutory determination period of approximately 8 weeks for standard residential extensions and alterations.
- Full and Outline Timescales: Tracking complex full planning and outline applications through the standard 8 to 13 week statutory determination phase.
- Reserved Matters Timescales: Managing the typical statutory determination period of approximately 6 to 10 weeks to secure final approvals before work starts.
Our Six-Step Planning Process
We guide you smoothly through every stage of the planning journey, transforming a complex legal procedure into a structured and manageable process.
Our integrated approach combines design creativity with practical engineering and surveying expertise, allowing us to anticipate potential planning objections and resolve site constraints before formal submission.
This comprehensive, end-to-end management keeps your project moving forward while ensuring complete clarity and peace of mind.
- Consultation and Feasibility: Evaluating your initial design proposals, reviewing budget expectations, identifying planning constraints, and advising on likely outcomes.
- Survey and Design: Conducting a detailed measured survey and site inspection to establish accurate baseline drawings for concept development.
- Drawings and Documentation: Preparing detailed planning drawings and composing supporting design statements to justify the scheme under local policies.
- Submission and Validation: Managing the complete upload and verification process on the Planning Portal to ensure your application is validated without delay.
- Determination Management: Providing full professional support during the statutory review period, which typically ranges from 8 to 13 weeks depending on the application.
- Decision and Coordination: Managing the final decision outcome, assisting with any required design amendments, and preparing submissions to discharge planning conditions