Developed
Design
&
Planning
Application

Transforming your agreed concept design into detailed proposals ready for planning approval is a critical stage in your architectural journey. At MJW Architects, our RIBA Stage 3 service develops your chosen design option into comprehensive planning documentation whilst ensuring your vision remains achievable, compliant, and deliverable within budget.

This stage bridges the creative concept phase with the technical realities of securing planning permission. We refine every detail of your design, coordinate specialist consultants, prepare all necessary planning documentation, and guide your application through the local authority process. With over 25 years of experience navigating Somerset's planning system, we understand local requirements and know how to present your proposals for the best possible outcome.

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What Happens During The Design Development and Application Stage

Design Development and Refinement

During Stage 3, we take your approved concept design and develop it into fully detailed proposals. This involves refining spatial layouts, finalising external appearance, resolving technical challenges, and ensuring compliance with planning policies and building regulations. We create 1:100 scale CAD drawings showing floor plans, elevations, and sections with sufficient detail for planning officers to fully understand your proposals.

Every design decision considers planning policy requirements, site constraints, neighbour considerations, and practical buildability. We work iteratively, sharing developed drawings for your feedback and holding meetings (online or in-person) to review progress and address any concerns. This collaborative approach ensures the final design meets your aspirations whilst remaining achievable and compliant.

Planning Documentation Preparation

Alongside the architectural drawings, successful planning applications require comprehensive supporting documentation. We prepare location plans, block site plans, and Design and Access Statements that explain your proposals and demonstrate compliance with planning policy. For listed buildings or conservation areas, we provide detailed Heritage Assessments explaining how your proposals respect the historic character of the building and surroundings.

For complex applications, we prepare detailed planning reports addressing specific policy requirements, constraints, or potential concerns. All documentation is tailored to your specific site and proposal, written in clear language that planning officers and committee members can easily understand.

Specialist Coordination

Most residential projects require input from specialist consultants during the planning stage. We coordinate Structural Engineers for complex structural solutions, arrange ecology surveys if required by the local authority, and commission any specialist reports needed to support your application. This coordination ensures all technical aspects are properly addressed and all consultant information is integrated into your planning submission.

We obtain quotations from trusted consultants, manage their appointments on your behalf, and ensure their work aligns with the design development timeline. This removes the burden of consultant coordination whilst ensuring all specialist requirements are properly addressed.

Planning Application Submission

We take you through our architectural services, explaining the RIBA Plan of Work stages and how we've adapted them to best suit local clients. We clarify what's involved at each stage, from initial design through planning approval, Listed Building Consent, Building Regulations, tender process, and construction administration.

This explanation helps you understand the full journey ahead and make informed decisions about which services you need. Not every project requires every stage, and we'll advise honestly on what is appropriate for your circumstances.

You have been outstanding developing the design. You have been fantastic and always been there to help me with the planning application. You are kind and friendly. MJW Architects’ services are Excellent and score 10 out of 10.
Ann Marie Dix

What's Included In Developed Design and Application

Developed Design Drawings

Further concept/outline design options if required
1:100 scale CAD floor plans, elevations, and sections
Location plan and block site plan
Existing and proposed drawings showing changes clearly

Planning Application Documents

Design and Access Statement
Heritage Assessment (for listed buildings)
Detailed planning report (for complex applications)
All supporting documentation required by the local authority

Consultation and Coordination

Issue drawings by email for feedback and discussion
Online meetings by phone or Zoom
One meeting in the office
One meeting on site
Coordination of specialist consultants
Arrangement of specialist reports as required

Application Management

Completion and submission of planning application
Liaison with planning officers
Response to queries and consultee comments
Progress monitoring throughout determination period

Deliverables

By the end of Stage 3, you'll receive:

Complete set of planning application drawings (PDF format)
Design and Access Statement (or Heritage Assessment where applicable)
Submitted planning application with reference number
Regular updates throughout the determination period
Notification of planning decision outcome
Planning permission documentation (if approved)

All drawings are provided digitally in PDF format suitable for printing and sharing with contractors, Building Control, and other parties.

Timeline and Duration

Stage 3 typically takes 4-8 weeks to complete, depending on project complexity, number of design iterations required, and consultant input needed. This timeline covers design development, documentation preparation, and submission only – the planning authority determination period is additional (typically 8 weeks for householder applications, 13 weeks for full applications).

More complex projects involving multiple specialists, challenging planning contexts, or significant design development may require longer. We'll provide a realistic timeline for your specific project at the outset and keep you updated throughout.

Service Level Options for First Meeting

Basic Service

Standard design development from approved concept
Essential planning drawings (plans, elevations, sections)
Standard Design and Access Statement
Online meetings and email communication
Planning application submission

Standard Service

Comprehensive design development with iterations
Full set of planning drawings with contextual information
Detailed Design and Access Statement
Mix of online and in-person meetings
Consultant coordination (Structural Engineer, etc.)
Enhanced liaison with planning officers

Enhanced Service

Extensive design development with multiple options
Comprehensive planning documentation suite
Detailed Heritage Assessment or planning report
Regular in-person meetings and site visits
Full consultant coordination including specialist reports
Pre-application consultation with planning authority
Enhanced planning officer liaison and negotiation

Cost Review and Budget Management

Throughout Stage 3, we continuously review construction cost implications of design decisions. This ensures your developed design remains achievable within your budget and identifies any areas requiring value engineering before significant technical work begins.

Where required, we coordinate Quantity Surveyors or cost consultants to provide formal cost plans based on the developed design. This gives you confidence in project affordability before proceeding to technical design and Building Regulations approval.

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What Makes Our Approach To Developed Design Different?

Local Planning Expertise

With over 25 years of architectural practice in Somerset, we have extensive experience with local planning authorities including Mendip District Council, Somerset Council, Bath & North East Somerset Council, and South Somerset District Council. We understand local planning policies, know what planning officers look for, and have established relationships that help achieve positive outcomes.

Our portfolio includes successful planning approvals for challenging sites, listed buildings, conservation areas, and sensitive rural locations. This experience informs our approach to presenting your proposals in the best possible light.

Honest, Realistic Advice

We provide clear, honest advice about planning prospects from the outset. If aspects of your proposal are challenging, we'll explain why and suggest strategies to improve approval chances. If planning permission is unlikely, we'll tell you before you invest in a full application. This transparency saves you time, money, and disappointment.

Our approach focuses on achievable solutions that comply with planning policy whilst delivering your aspirations. We're creative problem-solvers who understand how to navigate planning constraints without compromising design quality.

Comprehensive Coordination

Managing multiple consultants and specialist reports can be overwhelming. We take on this coordination role, obtaining quotations, managing appointments, and ensuring all consultant input is properly integrated into your planning application. This single point of contact simplifies the process and ensures nothing falls through the cracks.

Next Steps After Planning Approval

Once planning permission is granted, Stage 4 (Technical Design and Building Regulations) begins. This involves developing the approved planning design into fully detailed technical drawings with specifications, structural calculations, and building control approval. We prepare tender documentation for obtaining contractor quotes and ensure your project is fully defined before construction begins.

Planning permissions typically last three years, giving you time to secure Building Regulations approval, obtain competitive quotes, and start construction when the timing is right for you.

Frequently Asked Questions (FAQs)

Most extensions, conversions, and new buildings require planning permission, though some smaller projects may qualify as Permitted Development. During our First Meeting (Stage 0), we advise whether your specific project needs planning approval. Generally, rear extensions under certain sizes, loft conversions meeting specific criteria, and internal alterations to non-listed buildings may not require permission. However, if your property is listed, in a conservation area, or subject to Article 4 directions, different rules apply. We provide clear, honest advice about your specific situation so you understand requirements from the outset.

The design development and application preparation (Stage 3) typically takes 4-8 weeks. Once submitted, planning authorities have statutory determination periods: 8 weeks for householder applications, 13 weeks for full applications. However, these timeframes can extend if amendments are required, additional information is requested, or the application goes to committee. We monitor your application throughout and keep you updated on progress. The total timeline from starting Stage 3 to receiving a decision typically ranges from 12-20 weeks, though complex applications may take longer.

A Design and Access Statement is required for most planning applications and explains your design approach, how it responds to the site context, and how it complies with planning policy. It's a supporting document that helps planning officers understand your proposals. A Heritage Assessment is specifically required for listed buildings or properties in conservation areas. It analyses the historic significance of the building, explains how your proposals impact that significance, and demonstrates how you've minimised harm whilst achieving necessary improvements. Both documents are written in clear language accessible to planning officers and committee members.

Planning refusals are disappointing but not necessarily the end of the road. We first review the refusal reasons with you to understand the planning authority's concerns. Often, amendments can address these concerns, leading to a successful resubmission. You have the right to appeal refusal decisions, though appeals are time-consuming and uncertain. Our experience with Somerset planning authorities means we design proposals with approval prospects in mind and address potential concerns proactively. While we can't guarantee planning approval, our success rate reflects our understanding of local planning policy and effective presentation of applications.

Yes, as part of our Enhanced Service, we arrange and attend pre-application meetings with planning officers. These consultations (charged separately by the planning authority) allow us to discuss your proposals before formal submission, gain early feedback on planning prospects, and address potential concerns during design development. Pre-application advice isn't binding but significantly improves approval chances by ensuring your proposals align with planning policy and officer expectations. We interpret the advice, incorporate recommendations into the design, and use it to strengthen your formal application.

Common consultants include Structural Engineers (for complex structural solutions or calculations needed at planning stage), Ecologists (for bat surveys, habitat assessments if required by planning conditions), Arboricultural Consultants (for tree surveys in wooded sites), and Transport Consultants (rarely needed for residential projects unless access is contentious). We advise which specialists your project requires, obtain competitive quotations, coordinate their appointments, and integrate their input into the planning application. This coordination is included in our Standard and Enhanced Service levels.

The developed design at Stage 3 defines the overall form, appearance, and layout of your project as approved by planning. However, it's not yet detailed enough for construction. Stage 4 (Technical Design) develops the planning-approved design into fully detailed construction drawings with specifications, material selections, and technical solutions. Some refinements occur during Stage 4 as technical requirements are resolved, but the fundamental design established at planning stage remains the basis for the build. Minor amendments not materially affecting the approved scheme can typically proceed; significant changes may require further planning permission.

Design development involves iteration and refinement, so changes and adjustments are a normal part of Stage 3. We share drawings regularly for your feedback and hold meetings to review progress. Minor refinements and detail adjustments are accommodated within the service. However, fundamental redesigns or additional design options beyond the scope quoted may require additional fees charged at our hourly rate. We discuss any significant changes with you before proceeding and provide clear information about cost implications. Our collaborative approach ensures you're comfortable with the design before planning submission.

Yes, reviewing construction costs is an important part of Stage 3. We provide outline cost estimates based on the developed design to ensure your project remains achievable within budget. For more detailed cost certainty, we can coordinate Quantity Surveyors or specialist cost consultants to prepare formal cost plans (charged separately). This cost review identifies any areas requiring value engineering before proceeding to detailed technical design. It's much easier and more cost-effective to adjust the design at planning stage than after detailed technical drawings are prepared.

We present your proposals through high-quality CAD drawings showing existing and proposed layouts clearly, comprehensive written statements explaining the design approach and demonstrating policy compliance, contextual information showing how your proposals relate to surroundings and neighbouring properties, and any specialist reports addressing technical requirements. Our presentation focuses on positive aspects whilst honestly addressing potential concerns. With 25+ years of Somerset planning experience, we understand what planning officers look for and how to present projects effectively. This experience, combined with our established relationships with local planning departments, helps achieve positive outcomes.

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Developed Design & Planning Application