Great Expectations: Overcoming Challenges in the Planning Process

Securing planning permission is a critical milestone in any architectural project, yet it can be fraught with challenges. At Barefoot Architects, we understand the complexities of the planning determination process and the dedication required to achieve success. From negotiating with case officers to addressing community concerns, we navigate these hurdles with expertise and a positive, solutions-focused approach that has helped us achieve an exceptional track record of consents.

The Planning Process: What to Expect

Once a validated planning application is submitted, the determination process begins. Statutory timescales for decisions typically range from 8 to 13 weeks, but in reality, this can stretch to 52 weeks or more for complex schemes. Planning officers assess the proposal against local and national planning policies, consulting statutory bodies such as highways authorities, heritage officers, and specialist groups like Bristol’s City Design Group. Local planning groups and neighbouring residents also have a say, often influencing the direction of a scheme.

These consultations generate feedback that may require additional reports, drawings, or design variations. This can mean extra costs and time, but it is often necessary to address concerns and secure a positive outcome.

Negotiation and Collaboration: The "Homemade House" Example

A complex, curved house set within a biodiverse landscape by Roundfield

A prime example of our approach is the "Homemade House" project in Woldingham, an innovative and outstanding new build house located on an isolated rural site. Designed under Paragraph 84 (formerly Paragraph 55) of the National Planning Policy Framework, the project had to meet exceptionally high standards of design and sustainability to justify its approval in the countryside.

From the outset, we knew the planning process would be challenging. Extensive collaboration with statutory consultees and planning officers was required to demonstrate that the proposal met the strict criteria for innovation and outstanding quality. We worked closely with consultants to provide robust evidence on how the design responded to the site’s context, enhanced biodiversity, and incorporated cutting-edge sustainable technologies.

A curved plan responding to solar orientation and connecting to the client’s parents house.

Highways officers reviewed access arrangements to ensure safety, while ecology reports demonstrated our commitment to preserving and enhancing the natural environment. The design also underwent scrutiny from local planning groups, requiring adjustments to address their concerns while maintaining the integrity of the concept. Public comments were thoughtfully addressed with detailed addendums, ensuring transparency and fostering goodwill.

The political dimension added further complexity, as the scheme was debated at committee. We prepared a compelling case, presenting the house as a benchmark for rural innovation and demonstrating how it aligned with national and local planning policies. Despite the challenges, permission was granted—a testament to persistence, collaboration, and a clear vision.

Concept drawings prepared for Pre-App showing a building made in, and of the earth

Avoiding Appeals and Unlocking Success

An appeal can be a lengthy and costly process, and we work hard to avoid this route by resolving issues during the determination phase. Our proactive approach includes engaging with statutory consultees early, conducting pre-application discussions, and carefully addressing neighbours’ concerns. By fostering good relationships with planning officers and other stakeholders, we aim to achieve consent without the need for appeals.

preparation, collaboration and a positive strategy

The planning system is becoming increasingly complex, with evolving policies and heightened scrutiny. At Barefoot Architects, our expertise lies in navigating these challenges to deliver successful outcomes for our clients. We pride ourselves on our almost 100% success rate in achieving planning consents—a testament to our strategic thinking, thorough preparation, and commitment to collaboration.

Whether it’s managing the nuances of statutory consultations, negotiating with planning officers, or presenting robust cases to committees, we are dedicated to achieving the best results. Each consent is hard-won, requiring persistence, flexibility, and a deep understanding of the planning landscape.

Planning is a journey with its share of obstacles, but with the right team, great expectations can become reality. At Barefoot Architects, we turn challenges into opportunities, ensuring your vision comes to life.

The Homemade House under construction - a true self-build