Planning Application Archtects

Many building projects require planning permission before work can begin. Whether you’re extending your home, building something new or making changes to an existing property, the planning process can often feel complex and uncertain. At ReFrame Studio, we support clients through the entire planning application process - from early advice and strategy through to submission and decision - helping to reduce risk, avoid delays and make the process as smooth as possible.

We have extensive experience working across a wide range of planning contexts, including sensitive and challenging sites. These include delivering contemporary new-build homes in the World Heritage City of Bath, navigating Residential Extensions within the Green Belt , and securing approvals across National Parks, Areas of Outstanding Natural Beauty (AONBs) and in conservation areas.

This experience allows us to anticipate potential challenges early, develop well-considered design proposals and engage positively with planning authorities - giving you the best possible chance of a successful outcome.

What Is a Planning Application?

A planning application is a formal request to your local planning authority for permission to build, alter, or change the use of a building or land. While some works can be carried out under permitted development rights, many projects do require formal approval — particularly larger extensions, new homes, changes of use, or work in conservation areas or on listed buildings.

There are several types of planning applications, depending on the nature of the project, including:

  • Outline planning applications – to establish whether the principle of development is acceptable

  • Full planning applications – detailed proposals covering all aspects of the design

  • Householder planning applications – for works to a single dwelling such as extensions or alterations

  • Reserved matters applications – submitted after outline approval to agree detailed design elements

Why Does the Planning Application Matter?

Planning policies are detailed, location-specific and constantly evolving. A well-prepared application can make the difference between approval, refusal or costly delays. Architects understand how local planning authorities interpret policy, what material considerations carry weight, and how to present proposals clearly and convincingly.

At ReFrame Studio, we prepare professional drawings and supporting statements that respond directly to local policy and site context. By guiding clients through requirements early, we help avoid common pitfalls, reduce the risk of rejection, and keep projects moving forward efficiently.

Our Approach to Planning Applications

Our approach is proactive, collaborative and clear. We start by understanding your brief and assessing the planning context of your site, then develop proposals that balance your ambitions with local planning requirements. We communicate clearly at every stage, manage submissions on your behalf, and act as your point of contact with the local authority throughout the process.

When Is Planning Permission Needed?

Planning permission is commonly required for:

  • Extensions and loft conversions

  • New build homes

  • Change of use (for example, residential to commercial)

  • Work in conservation areas or on listed buildings

  • Significant alterations to a building’s exterior

Some projects may fall under permitted development, meaning planning permission is not required. We assess this early on and advise whether permitted development applies or whether a full planning application is needed, helping you proceed with confidence.

Types of Planning Applications We can help with

  • Outline planning applications – confirming whether a development is acceptable in principle

  • Full planning applications – detailed submissions covering design, scale and appearance

  • Householder planning applications – for domestic extensions and alterations

  • Reserved matters applications – following outline approval

  • Applications involving listed building consent – for works affecting heritage assets

What’s Included in Our Planning Application Service

Our planning application service typically includes:

  • Site assessment and planning policy review

  • Architectural plans, elevations and site layouts

  • Design and access statements where required

  • Liaison with specialist consultants (ecology, heritage, flood risk, etc.)

  • Submission via the Planning Portal

  • Ongoing communication with the local authority until a decision is reached

Planning Application FAQs

  • A planning application is a formal request for permission to carry out development or change how a building or site is used.

  • No. Some works fall under permitted development, but many projects — especially larger or more sensitive ones — require approval.

  • Common types include outline, full, householder and reserved matters applications.

  • Most applications are decided within 8–13 weeks, depending on the type and complexity. However the design process prior to submitting the application can take around 6-12 weeks depending on the project.

  • Yes. We assess this early and provide clear advice before any application is submitted.

    In some instances we will recommend undertaking pre-application advice with your local authority to gauge early feedback on the viability of the project.

  • Typically drawings, supporting statements and depending on the site specialist reports such as ecology. We manage this process for you, advising on any additional reports and obtaining quotes on your behalf.

  • Yes. With a studio based in the world heritage city of Bath we have significant expertise with heritage settings.

  • Yes. We act as your point of contact and liaise with the local authority throughout the process.