Frequently asked questions

Many extensions fall under permitted development rights and don't require full planning permission. However, this depends on factors like property type, location, size, and previous alterations. We offer a free initial assessment to determine your route.

Householder applications typically take 8 weeks. Full planning applications take 13 weeks. Complex or major applications can take 16 weeks or more. Pre-application advice adds 3-4 weeks but often reduces the overall timeline by avoiding delays.

Planning permission controls land use and appearance. Building regulations ensure structural safety, fire safety, energy efficiency, and accessibility. Most projects need both — they're separate applications to different council departments.

Council fees are set nationally: £206 for householder and £462 for full planning. Our professional fees vary by project complexity — typically £1,500–£5,000 for householder, more for complex schemes. We provide fixed-fee quotes after an initial consultation.

You can appeal (typically within 6 months for written representations). We review the refusal reasons, advise on your prospects, and can represent you. Our appeal success rate exceeds 70%. Alternatively, we can redesign and resubmit.

They're required for major applications (10+ dwellings or 1,000+ sqm), listed building consent, and most conservation area proposals. Even where it isn't mandatory, a well-written statement strengthens your case by demonstrating policy compliance.

Yes. These require listed building consent (separate from planning permission) and often conservation area consent. We work regularly with heritage assets and bring in specialist consultants where needed.

A formal legal document confirming that existing or proposed development is lawful. There are two types: Existing Use (for works done 4+ years ago) and Proposed Use (for certainty before you build). It's often essential for mortgages and property sales.

Yes, for most standard services: householder applications, permitted development checks, lawful development certificates, and pre-application advice. More complex work such as appeals and major applications is quoted individually.

Primarily Birmingham, Solihull, Sandwell, Dudley, Walsall, and Wolverhampton. We also work across the wider West Midlands and occasionally nationally for repeat clients. Local knowledge is our strength.