Planning Applications
A planning application is the formal request to your local council to grant permission for building work. AVA Home Design prepares and submits planning applications across twelve London and Home Counties councils, including pre-application advice, householder applications, full applications, prior approvals and appeals.
Most of the homeowners we work with come to us because they want a project approved first time. We submit applications via the Planning Portal, follow them through the council's decision process, handle officer queries, and prepare any supporting reports the council asks for.
Where an application is refused, we advise on whether to revise and resubmit or to appeal to the Planning Inspectorate. We have won appeals for clients where the inspector noted the design as "an example of a good design".
Types
- Householder planning applications
- For extensions, conversions and outbuildings on existing houses.
- Full planning applications
- For new build houses, change of use, and works that fall outside householder rules.
- Lawful Development Certificate
- For confirming that a proposal is permitted development, or that an existing use is lawful.
- Prior approval
- For specific permitted development rights that still require council notification, for example larger single-storey rear extensions.
- Appeals
- Written representations to the Planning Inspectorate against a refusal.
Frequently asked questions
- How long does a planning decision take?
- Householder and minor applications are usually decided within 8 weeks of validation. Major applications take 13 weeks or longer. Validation itself takes up to 2 weeks. We follow each application through and respond to officer queries promptly.
- What is permitted development?
- Permitted development rights allow certain extensions, loft conversions, outbuildings and changes of use without a full planning application, subject to size and design conditions. Article 4 directions remove some of these rights in conservation areas and HMO-restricted zones. We check at concept stage which route applies.
- Can you help if my application has been refused?
- Yes. We review the refusal reasons, advise whether the decision is appealable on planning grounds or whether a revised application would have a better chance, and prepare the appeal statement of case if you choose to proceed.
- What does a planning application cost?
- The council planning fee is a fixed government fee paid directly to the council, currently £258 for a householder application in England. Our design fees for preparing the drawings and submission are quoted as a fixed price up front.