Clear answers.Confident decisions.

Permitted development rights allow certain works to proceed without a full planning application, but they are subject to limits and conditions. The position depends on the property, its location and the nature of the proposed work.

Extensions, loft conversions, outbuildings and some changes of use may qualify. Rights can be restricted for listed buildings, flats, designated areas or where planning conditions or an Article 4 direction apply. We recommend checking the specific proposal before design work progresses.

Official guidance: Permitted development rights for householders.

Pre-application advice is an opportunity to discuss a proposal with the local planning authority before submitting a formal application. It can help establish relevant planning policies, identify potential objections and agree what supporting information may be needed.

Although advice is not a guarantee of consent, it can be particularly worthwhile for sensitive sites, unusual proposals or developments where early feedback could avoid unnecessary redesign.

The requirements depend on the application type and local authority. Typically, you will need application forms, an appropriate site location plan, existing and proposed drawings, ownership certificates and the correct fee.

Some proposals also require a Design and Access Statement or specialist information such as ecology, drainage, transport, heritage, acoustic or flood-risk assessments. Fairbank can help identify the drawing package and coordinate relevant consultants where appointed.

Further information: Planning Portal applications.

A refusal is not necessarily the end of a project. The first step is to review the decision notice and the planning officer’s reasoning. In some cases, revisions can address the issues and support a fresh application.

Alternatively, an appeal may be appropriate. We can review the design implications and, where needed, work alongside a planning consultant to assess the best route forward.

An appeal is usually submitted to the Planning Inspectorate, supported by the original application documents and a case explaining why the decision should be reconsidered. The process may use written representations, a hearing or an inquiry.

Deadlines depend on the type of decision. In England, refusals of householder and minor commercial applications generally have a 12-week appeal deadline; many other refusal appeals have six months. Some cases, particularly those linked to enforcement, have shorter periods. Confirm the exact deadline immediately rather than relying on a general rule.

Official guidance: Planning appeals procedural guide.

Many planning permissions require development to begin within three years, although the decision notice may specify a different period. A lawful start generally involves a qualifying material operation, rather than minor preparatory activity.

Before commencing, check the decision notice carefully: pre-commencement conditions, other approvals, building regulations and construction-phase duties can affect when work can lawfully begin. Keep dated evidence of the works undertaken and obtain project-specific advice where necessary.

A Lawful Development Certificate (LDC) is formal confirmation from the local planning authority that a proposed or existing use or development is lawful for planning purposes. It can provide useful reassurance where full planning permission is not required or the planning status of existing works is uncertain.

An application normally requires accurate plans and supporting evidence. An LDC confirms planning lawfulness; it does not replace other consents, including building regulations approval.

Yes. Planning permissions often include conditions requiring further drawings, specifications, samples or specialist reports before certain activities take place.

We can review the conditions, identify the information needed and coordinate the design or external consultants within an agreed scope. Particular care is needed with pre-commencement conditions because starting work too early can create significant difficulties.

Planning permission principally considers whether a development is acceptable in its location, including its scale, appearance, use and effects on the surrounding area. Building regulations address technical requirements such as structure, fire safety, accessibility, ventilation and energy efficiency.

They are separate processes and a project may require both. Planning approval does not, by itself, establish that a design complies with building regulations.

Official guidance: Building regulations approval.

The RIBA Plan of Work organises a building project into stages: 0 Strategic Definition, 1 Preparation and Briefing, 2 Concept Design, 3 Spatial Coordination, 4 Technical Design, 5 Manufacturing and Construction, 6 Handover and 7 Use.

We use this established stage structure to help define information, decisions and deliverables. The services Fairbank is appointed to provide are agreed individually for each project.

Explore: Our design process.

For alterations or extensions to an existing building, an accurate measured survey is usually an important starting point. It establishes dimensions and existing arrangements so proposals can be developed on a reliable basis.

Depending on the project, a topographical survey, utilities survey or other specialist investigation may also be appropriate. If suitable existing drawings are available, we can first review whether they are sufficiently accurate for the intended work.

Yes. Technical design can require input from structural engineers, civil and drainage engineers, mechanical and electrical designers, fire specialists, energy assessors and other consultants.

Subject to our appointment, Fairbank can coordinate this information within the architectural design, helping identify clashes, clarify responsibilities and develop a more consistent drawing and specification package.

Yes. Following the appropriate design and approval stages, we can prepare coordinated technical drawings and construction details. The agreed package may support building regulations submissions, contractor pricing and construction.

We also assist with drawing and specification coordination, tender queries and design clarification where these activities form part of our agreed services.

Ideally from the earliest stages. Structural grids, means of escape, ventilation, drainage, energy performance and accessibility can all influence the form and layout of a building.

Considering these constraints before the planning design is fixed can reduce later amendments and help achieve a buildable, coordinated solution.

As early as possible. An initial conversation can help define the brief, review the site, establish the likely approval route and highlight surveys or consultant input that may be required.

We work on projects at different stages, including developing an existing concept or taking forward a scheme with planning permission already in place.

A short description of your objectives, the site address, any available drawings or planning documents, the intended programme and the approximate scale of the works is a useful starting point.

We may recommend an introductory discussion or request further documents before preparing a written proposal identifying our scope, deliverables, assumptions and fees.

Yes. Fairbank is based in Kent and works with clients on projects across the UK. The approach to site visits, surveys and consultant coordination is considered for each commission.

We support commercial, industrial, community, institutional and residential developments, with services tailored to the project rather than a fixed package.