# Planning and Property Questions Source: https://www.riverbee.uk/faq ## Working with River Bee Design Who we are, where we work and how a project starts. ### What's the cost of your services? A short initial conversation is free. Fees vary by project scope. We'll provide a clear estimate after your initial consultation with no obligation. ### Can I speak to River Bee Design about my property before committing to a full project? Yes. A short initial conversation is free and can quickly establish a direction. It can help clarify the property's circumstances, your objectives and the type of planning or design support that may be appropriate. ### Can you help me find out what I can do with my property? Yes. An initial planning or feasibility assessment can help identify opportunities, constraints and the likely planning route before significant design work begins. ### What does River Bee Design do? River Bee Design provides residential planning, design and building regulations services for homeowners and property developers. We work on extensions, renovations, conversions, period properties, listed buildings and residential development projects. ### Can River Bee Design work on projects outside Hampshire? Yes. River Bee Design is based in Stockbridge, Hampshire, and works across Hampshire, London and the South East, and further afield where the project suits. Our projects include work in Surrey, Wiltshire, Berkshire and London. ### Where is River Bee Design based? River Bee Design is based in Stockbridge, Hampshire and works with clients across Hampshire, London and the South East. ### Can you work remotely? Absolutely. We offer virtual consultations, so we can work with clients further afield, with site visits arranged as needed. ### What should I prepare before starting a residential design project? Useful information includes the property’s address, existing drawings if available, photographs, your objectives, any known planning history and an outline of the changes you are considering. ## Planning Feasibility, pre-application advice and planning applications. ### Can River Bee Design help with a planning application? Yes. River Bee Design can provide planning and design support for residential applications, with the precise scope depending on the project and the type of application required. ### How long does the planning process typically take? From initial consultation to approval, most projects take 8–12 weeks. Listed buildings may take longer depending on complexity. ### When should I speak to a planning consultant? Ideally, before detailed design work or major expenditure begins. Early planning advice can help establish what is realistically achievable and what approvals may be required. ### What is planning pre-application advice? Pre-application advice is an opportunity to discuss a proposed development with the relevant planning authority before making a formal application. It can help identify potential issues and inform the design and planning strategy. ### What is planning feasibility? Planning feasibility is an early assessment of what may be possible on a property before significant time and money are invested in detailed design or construction. ### Why should I assess planning constraints before designing my project? Understanding planning constraints early can identify issues that may affect the size, location, appearance or use of a proposed development and can reduce the risk of having to redesign the project later. ### Can you help with properties in conservation areas? Yes. River Bee Design can help assess how conservation area considerations may affect a proposed extension, alteration, renovation or other residential development. ### What does a residential planning consultant do? A residential planning consultant helps homeowners and developers understand planning requirements, assess development opportunities, identify constraints and navigate the planning process. ## Planning permission and permitted development Whether your project needs an application, and the rules that decide it. ### Do I need planning permission for a house extension? Not always. Some extensions may qualify as permitted development if they meet the relevant limitations and conditions. Other extensions require planning permission. The answer depends on the property, its planning history, the proposed work and restrictions affecting the site. ### How do I know if I need planning permission? The answer depends on the property, the proposed work, its planning history, its location and any restrictions affecting the site. River Bee Design can review the proposed work, property and relevant planning constraints and advise on the planning route that may be appropriate. ### What is permitted development? Permitted development rights allow certain types of development to take place without a full planning application where the relevant legal requirements, limitations and conditions are met. ### Can I extend my house under permitted development? Possibly. Whether an extension qualifies depends on factors including the type of extension, its dimensions, its position, the existing property and restrictions affecting the site. ### What is a lawful development certificate? A Lawful Development Certificate is used to establish the lawfulness of existing or proposed development in circumstances where the relevant legal tests are met. ### Does a previous extension affect planning permission? It can. Previous development can affect the remaining permitted development rights and the planning history of the property, so it should be checked before new work is designed. ### Do properties in conservation areas have different planning rules? They can. Conservation area status can affect permitted development rights and can place greater emphasis on the design and appearance of alterations. ### What is an Article 4 Direction? An Article 4 Direction can remove specified permitted development rights in a particular area, meaning that work which might normally be permitted may instead require planning permission. ### Do I need planning permission before designing my project? Not necessarily, but understanding the planning position early can prevent costly design changes later. River Bee Design can assess the likely planning route at the start of a project. ## House extensions Single and two-storey, rear and side extensions, on any age of house. ### How much does it cost to design a house extension? Costs depend on the size, complexity and scope of the project, as well as the services required. We assess the project before providing a fee. ### What is the first step if I want to extend my house? The first step is to understand the property’s existing condition, planning position and potential constraints. This can then inform the extension design and the appropriate planning route. ### Can I build a rear extension under permitted development? Possibly. A rear extension may qualify for permitted development if the relevant requirements are met. The property’s circumstances and the proposed design need to be checked. ### Can I build a side extension? Possibly. The planning position for a side extension depends on the property’s existing layout, the proposed dimensions and appearance, and whether permitted development rights apply. ### Can you design a single-storey extension? Yes. River Bee Design provides residential design services for single-storey extensions, including projects where planning, heritage or building regulations considerations need to be addressed. ### Can you design a two-storey extension? Yes. Two-storey extensions can involve additional planning, design and technical considerations, and River Bee Design can help develop the project according to its scope. ## Residential design and drawings What residential design covers, and the drawings each stage needs. ### Do I need an architect for a house extension? Not every house extension requires a registered architect. Depending on the project, homeowners may work with an architect, architectural designer, planning consultant, technician or a combination of professionals. ### Do you provide planning drawings? River Bee Design provides design and planning information as part of its residential services, with the exact drawings and deliverables depending on the project. ### Do you provide technical drawings? Yes, where included within the agreed project scope. Technical and construction information can be developed to support the building regulations and construction stages. ### What types of residential projects do you design? River Bee Design works on projects including extensions, renovations, conversions, period properties, listed buildings and other residential developments. ### Can you help with a project from initial concept through to construction? River Bee Design can provide support across different stages of a residential project. The exact scope of involvement is established at the beginning of each project. ### Can you design extensions for older houses? Yes. Older and period properties often require a more considered approach to materials, proportions, detailing and the relationship between the existing building and the proposed addition. ### Can you design a house to maximise its space? Yes. Residential design can explore layout, circulation, extensions, reconfiguration and other opportunities to make better use of the available space while considering planning and technical constraints. ### What is residential architectural design? Residential architectural design involves developing the layout, appearance and technical design of a home or residential development in response to the client’s needs, the existing property and relevant planning and building requirements. ## Period properties Georgian, Victorian and Edwardian houses, cottages and other older homes. ### Can I extend a period property? Often, yes. The appropriate design and planning route depend on the property, its history, its location and whether it is listed or affected by conservation controls. ### Can I modernise a period property? Yes. Period properties can often be adapted for modern living, but successful projects need to balance contemporary requirements with the character and architectural qualities of the existing building. ### Does a period property automatically require listed building consent? No. Not every period property is listed. Listed building consent applies where the property has listed status and the proposed work falls within the relevant consent requirements. ### Does living in a conservation area affect a period property renovation? It can. Conservation area controls can affect permitted development rights and the way external alterations are assessed. ### Do you work with listed buildings? Yes. Listed buildings, conservation areas and planning-sensitive sites are a core part of our work, including Grade II listed conversions such as The Old Mill in Surrey. ### How do you approach the extension of a period property? The existing building is considered first, including its proportions, materials, architectural character and constraints. The new work is then designed to create an appropriate relationship between old and new. ### What is a period property? A period property is generally a building associated with a particular historic architectural period or traditional style. Examples can include Georgian, Victorian and Edwardian houses and traditional cottages. ## Listed buildings Listed building consent, and what it means for alterations and extensions. ### Can I extend a listed building? Potentially. Extensions to listed buildings require careful consideration of the building’s special architectural and historic interest and may require listed building consent and planning permission. ### Can I alter the inside of a listed building? Some internal alterations can require listed building consent, depending on whether they affect the building’s special architectural or historic interest. ### What is listed building consent? Listed building consent is a specific form of heritage consent for works that affect the special architectural or historic interest of a listed building. ### Do listed buildings also need planning permission? They can. Listed building consent and planning permission are separate matters, and depending on the proposed works, one or both may be required. ### Can a listed building have modern facilities? Potentially. Modern kitchens, bathrooms, heating, insulation and other upgrades may be possible, but their design and installation need to take account of the building’s heritage significance. ### Do listed buildings need a heritage assessment? Some projects require heritage information or statements as part of the planning or consent process. The requirements depend on the building and proposed works. ### Can you guarantee listed building consent? No. Neither River Bee Design nor any designer can guarantee that a planning authority or heritage authority will approve a particular proposal. The outcome depends on the application and the relevant decision-making process. ## Building regulations and building control How building regulations differ from planning, and the drawings they need. ### Do I need building regulations approval for a house extension? Many extensions and alterations require compliance with building regulations, even where planning permission is not required. The requirements depend on the type and scope of the proposed work. ### Are planning permission and building regulations the same thing? No. Planning permission and building regulations deal with different aspects of a project. Planning considers whether development is acceptable, while building regulations address technical and construction requirements. ### What are building regulations? Building regulations set technical requirements for building work, covering areas such as structural stability, fire safety, ventilation, energy performance, access and other aspects of building performance. ### Can River Bee Design prepare building regulations drawings? Yes, where this forms part of the agreed project scope. The level of technical information required depends on the project and the construction method. ### What are building regulations drawings? Building regulations drawings provide detailed technical information about how a proposed building project is intended to be constructed and how it will meet the relevant requirements. ### What is building control? Building control is the process of checking that building work complies with the applicable building regulations. ### When should building regulations be considered? Building regulations should be considered during the design process rather than left until the end. Early consideration can reduce technical problems and avoid unnecessary redesign. ### What is the difference between planning drawings and building regulations drawings? Planning drawings communicate the proposed development for planning purposes. Building regulations drawings contain more detailed technical information needed to demonstrate how the project will comply with building requirements. ## Property development and conversions Development potential, conversions and checking a property before you buy. ### Can I convert a house into flats? Possibly. Residential conversions can involve planning permission, building regulations and other considerations, and the specific property and proposal need to be assessed. ### Can you help me assess a property before I buy it? Where this service is agreed, River Bee Design can assess planning, design and development considerations that may affect the property’s potential. ### Can I convert an existing building into residential accommodation? Potentially. The feasibility of a conversion depends on matters including planning policy, existing use, building condition, access, layout and technical requirements. ### Can River Bee Design assess the development potential of a property? Yes. River Bee Design can assess the opportunities and constraints affecting a property and help identify potential residential development options. ### What is a property development feasibility assessment? A feasibility assessment considers whether a proposed development is potentially achievable before significant money is invested in detailed design or construction. ### What factors determine the development potential of a property? Factors can include planning policy, site constraints, the existing building, access, neighbouring properties, heritage considerations, ecological issues and the proposed use. ### Can listed or period buildings be used for development? Potentially, but heritage considerations can significantly affect the type and extent of alterations that may be appropriate. ## Contact - Business: River Bee Design, Stockbridge, Hampshire, SO20 6DJ - Principal Designer: Marcella Bingley - Phone: +44 (0) 7818 038226 - Email: marcella@riverbee.uk - LinkedIn: https://www.linkedin.com/in/marcella-bingley-river-bee-design - Instagram: https://www.instagram.com/river_bee_design/ - Website: https://www.riverbee.uk/