Creating value through design
What You Need to Know Before Starting a Planning Application
Your step-by-step guide to planning permission from the architects at AM2
Starting a house extension or new build? Here’s what you need to know before submitting a planning application — expert tips from AM2 Architects to save time, stress, and money.
Introduction
Thinking about extending your home, building from scratch, or renovating a property? Before you put pen to paper (or mouse to planning portal), it's crucial to understand what’s involved in a planning application.
At AM2 Architects, we guide homeowners across Nottinghamshire and Lincolnshire through the planning process — and we’ve seen first-hand how preparation can make or break a project. Here’s a simple, step-by-step overview of what you need to know before starting your planning application.
1. Understand If You Need Planning Permission
Not every project requires full planning approval. Some smaller works may fall under Permitted Development Rights — especially for rear extensions, loft conversions, or certain outbuildings.
Tip: We always begin by assessing if your proposal qualifies for permitted development or needs full planning. This saves unnecessary costs and speeds things up.
If you live in a conservation area, greenbelt, or listed building, restrictions will be tighter — so it’s best to get expert advice early.
2. Know Your Local Planning Authority’s Preferences
Every council interprets planning policy slightly differently. What gets approved in Nottinghamshire might face resistance in Leicestershire or Lincolnshire villages.
We stay up-to-date with local planning trends so we can tailor your proposal to what’s likely to succeed — balancing your vision with planning realities.
Tip: Pre-application advice from your local authority (or from us) can flag potential red flags before you submit.
3. Have the Right Drawings & Documents
A valid planning application typically includes:
Existing and proposed floor plans and elevations
A site/block plan
A location plan
A design and access statement (in some cases)
At AM2, we prepare all of this for you — making sure it's clear, complete, and complies with your council’s submission checklist.
4. Consider Neighbours and Context
Overlooking, overshadowing, and privacy are top reasons for planning objections. Designing with the surrounding context in mind — and being considerate of neighbouring properties — gives your application a better chance.
Tip: We often suggest sharing early designs with neighbours, especially in tight-knit communities like Southwell or Bingham. A quick chat now can prevent delays later.
5. Factor In the Timeline
Once submitted, most councils take 8 weeks to reach a decision — though this can vary depending on workload, complexity, and whether your proposal gets objections.
Tip: We recommend allowing at least 3–4 months from concept to decision, including time for drawings, revisions, and planning validation.
Bonus: Why Work With an Architect?
A well-prepared planning application can mean the difference between a smooth approval or months of rework. At AM2 Architects, we don't just draw — we think strategically, creatively, and practically to deliver designs that get approved and look amazing.
Whether you're planning a modest extension or a contemporary Paragraph 80 countryside home, we’re here to guide you every step of the way.
Project overview: Sherwood
After over 20 years in the same home, this family reached a turning point: relocate to a larger property or adapt their much-loved house to suit their evolving needs. With the rising costs of moving and a strong emotional connection to their home, they chose to stay — and reimagine the space for a new chapter of family life.
With a growing household and in-laws moving in, the need for more bedrooms, improved flow, and defined living zones became essential. We extended the property towards the rear to create a large open-plan family space for cooking, dining, and gathering — while also converting the loft to accommodate additional bedrooms and bathrooms.
Recognising the importance of both togetherness and privacy, we introduced new social spaces that allow for shared moments as well as quiet time. A snug, breakout areas, and clearly zoned layouts ensure that multiple generations can live comfortably under one roof.
This project blends practicality with aspiration, delivering a home that not only works for day-to-day life but also feels uplifting, spacious, and ready for the future.
Frequently Asked Questions – Starting Your Planning Application
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Not always. Some extensions, loft conversions, and outbuildings may fall under Permitted Development Rights — but factors like your location, previous alterations, and site restrictions (e.g. conservation area or Green Belt) can change this. AM2 can help you assess what’s required early.
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Most planning applications require:
Existing and proposed floorplans and elevations
Site and location plans
A Design & Access Statement (if applicable)
Contextual visuals or supporting documents (depending on the site)
At AM2, we handle this entire package for you.
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Local authorities usually take 8 weeks to make a decision once your application is validated. However, we recommend allowing 3–4 months total to include design, feedback, and preparation time.
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Yes — especially in close-knit communities or where your extension could impact privacy or light. A quick conversation can prevent objections and delays later in the process.
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This is a document explaining the concept and rationale behind your design. It shows how the proposal meets local policy and fits its setting. We prepare this for most full applications, especially in sensitive areas.
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Yes — we provide a full service that blends strategic design with planning expertise. From initial concept to submission and liaison with the council, we’re with you every step.
Need Help Getting Started?
We offer free initial consultations and fixed-fee planning packages tailored to your property type and goals. Let’s talk about how we can support your project — from the first sketch to final sign-off.
Contact us today to book your call with the AM2 team.