PLANNING PERMISSION
Securing planning permission is one of the most important steps in any building project — and often the most daunting. At SPS Architectural, we guide homeowners, developers, and businesses through every stage of the planning process across Cornwall, ensuring your project complies with local planning policies and has the best possible chance of approval.
Our experienced team produces high-quality planning drawings and supporting documentation, tailored to each project’s site, context, and requirements. Whether you’re extending a home, replacing an existing dwelling, or developing a new site, we can help you prepare, submit, and manage your planning application from start to finish.
wHAT IS PLANNING PERMISSION
Planning permission is official approval from your local planning authority (LPA) — in Cornwall, this is typically Cornwall Council — allowing you to carry out certain types of building work. It ensures developments are designed in a way that fits the surrounding area, meets safety and environmental standards, and protects local heritage or landscape character.
There are several types of planning applications, depending on your project:
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For new builds, change of use, major extensions, or significant alterations.
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For smaller residential projects such as single or two-storey extensions, loft conversions, or garage conversions.
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For establishing the principle of development before preparing detailed designs.
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For submitting detailed plans after outline permission is granted.
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Required for works to listed buildings or those within conservation areas.
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For establishing whether the council considers a site suitable for a housing development up to 9 dwellings in principle. (A technical details consent application after will follow to gain full planning permission).
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Informal discussion with local planning authority, helping to assess the viability and potential issues with the potential development.
Do I Need planning permission?
Not always. Some projects fall under Permitted Development Rights (PDR) — minor works that don’t require full planning approval, such as small extensions, rooflights, or outbuildings, provided they meet strict size and design limits. However, with Permitted Development Rights, you still need to submit a Certificate of Lawfulness application. Though most sites have Permitted Development Rights, not all do due to some exceptions being laid out by Cornwall council:
Properties in Conservation Areas or Areas of Outstanding Natural Beauty (AONB) have tighter restrictions.
Flats, maisonettes, and commercial properties do not have permitted development rights.
Boundary height, overall volume, and materials can all affect whether planning permission is needed.
At SPS Architectural, we’ll assess your property and confirm whether you need planning permission or if your project qualifies under permitted development. If an application is required, we’ll handle everything for you.
oUR APPROACH
Every project is unique and requires us to judge you project in terms of its own merit. However, we have a similar structured approach that we to ensure you have a strong application
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We will begin by reviewing you site and the local planning context, analyse surrounding applications (historical & present). We will also discuss your goals for the project, budget and timelines to outline a clear strategy for the project.
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At this stage we will produce a concept design based on the discussion we have had at the previous stage, showing you how the proposal will look and function.
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With some developments being more complex or located in a sensitive area or we can submit a Pre-App to Cornwall Council to receive early feedback from a planning officer about the proposal.
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At this stage we will produce the necessary plans for a full application like elevations & floor plans, Site plan, location & block plans. We will also co-ordinate with the required consultants to produce the necessary supporting documents required for your application.
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Finally, we will submit the planning application on your behalf and liaise directly with the local planning authority.
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Once planning permission is granted, we will guide you through the next stages of your project in terms of gaining Building Regulations Approval. However, if your application is refused, we can look at how we can amend the application or otherwise go in for an appeal on the application.
PLANNING PERMISSION IN CORNWALL
Key Considerations
With each county, there council sets out its own local plan, outlining specific rules for:
Coastal and AONB areas (protecting natural landscape views)
Heritage and Conservation zones (preserving architectural character)
Sustainable design and energy performance
Our local knowledge means we understand how to balance design ambition with policy compliance. From eco-friendly new builds to sensitive renovations, our applications are crafted to meet both client expectations and planning requirements.
Recent Projects
To show of our knowledge and experience with planning applications, we have a few examples of developments we have completed:
Bespoke replacement dwelling in AONB
Multiple dwelling development
Feritech - Carnmenellis
Replacement warehouse & office unit
How we can help
Whether you’re planning a home extension, new dwelling, or commercial conversion, we can manage your planning application efficiently from concept to approval.
Contact SPS Architectural today to book your free consultation on site or in our office and find out how we can help you secure planning permission in Cornwall.