Incorporating the above planning permission design process the Royal Institute of British Architects (RIBA) sets out 7no distinct design stages for design and build projects [of any size] towards ensuring best practice, efficiency and project success:

1: Preparation & Brief:

Development of objectives, outcomes, aspirations, budget, feasibility and site information.

Agree schedule of services, appoint design team / principal designer and conduct initial pre-planning application discussions. And inform client of regulatory and health and safety responsibilities.

2: Concept design:

Development of outline proposals, structural design, services, systems, outline specifications

along with preliminary cost information, project strategies and finalisation of project brief.

3: Developed design:

Coordinated structural design proposals, services, systems and outline specifications.

As well as cost information and project strategies outlined in stages 1 & 2. And submission of planning application / third party consultations [where required].

4: Technical design

Preparation and issue of all technical, architectural, structural, services and specialist contractor designs and specifications and project strategies including building regulations and any other third party consent submissions in accordance with stages 1/ 2/ 3 above known as 'the design programme'.

5: Construction

Offsite manufacturing and onsite construction and resolution of queries as they arise. Plus administration of the 'building contract' up to 'practical completion' including regular site inspections and progress reviews.

Collate 'Health and Safety File' and comply with any construction-specific planning conditions.

6: Handover

Handover of building and conclusion of contracts.

Comply with and advise client to comply with pre-occupancy and in-use planning Conditions.

7: Post occupancy

Though not [yet] a required aspect of building regulations; undertaking a periodic review of how your project is performing in terms of it's services and systems and even it's general use will allow you regular opportunity to ensure best performance and continuing cost effectiveness. As well as continue to add to national and indeed international best practise knowledge for effective well designed built environments.

1: Initial Consultation

We meet to discuss your project aspirations, design ideas, budget targets and what potential land value / final build value could be realised.

And for smaller projects, whether your project would require planning permission. Not all developments need it, as some minor improvements are considered "permitted developments".

2: Preliminary Design & Feasibility Study:

A: Planning application

We will work with you to understand and develop the maximum potential of your project, creating a preliminary design and feasibility study to give you an overview of your project's viability in relation to local planning policies and site constraints.

B: Planning application + Option agreement

If you are looking to create the right kind of sustainable design project and investment value for your plot, or part of, with number 39 we can do this with you to also find the right kind of buyer.

3: Pre-application Advice

Prior to submitting a full formal planning application, seeking pre-application advice can be very useful for gaining an understanding on how your application could potentially be regarded by the local council. As well as for any potential issues that could arise.

4: Detailed Design

Based on pre-application advice feedback, our feasibility study and your approval to proceed, number 39 will then work to develop a detailed planning permission design proposal. And upon a successful decision, act also as a solid platform of outline information ready for a subsequent Building Regulations submission.

5: Planning Application Submission

We will then work complete all the required architectural drawings, visualisations, photographs and application form; as well as prepare / commission all the necessary accompanying documents, such as:

• Planning Statement

• Design and access statement

• Tree Survey / Arboriculture Impact Assessment

• Ecological Survey

• Land Contamination Assessment

• Transport Statement / Assessment

• Noise Assessment

• Community Infrastructure Levy (CIL) form

6: Planning Review

The local planning authority will review your application. This typically takes eight weeks for minor applications and thirteen weeks for major applications. They will consider the proposed development's impact on the surrounding area, local infrastructure, and any comments made by your neighbours or local community.

7: Planning Decision

Once the review is complete, the planning authority will either grant or refuse permission. If refused, they should provide reasons for their decision. In some cases, you may be able to revise your plans to address the issues raised and resubmit the application.

8: Appeal (if necessary)

If your application is refused, you have a right to appeal to the Secretary of State within six months of the decision. You should consider this option carefully with your architect as it can be a complex and lengthy process.

Remember, it's crucial to work closely with your architect throughout this process. They will help you understand the planning policies and regulations that apply to your project, making the application process as smooth as possible.