Step 1
​Desk Based Site Assessment and Project Consultation

No cost for new projects
​No charge & No obligation!
We start all new projects at Bondstones with a free of charge site assessment and professional consultation using our unique tool-kit.  This assessment can either be undertaken by phone or online (by appointment).

This free consultation is designed to give great value from the get go.  We've developed our approach over the last decade and have provided advice to hundreds of satisfied clients...
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We'll set up a file for you and - during the consultant call - we will;
  • Confirm your requirements and expectations
  • Advise on Class Q or other planning options available
  • Using Bondstones' proprietary tool-kit and mapping systems, we will;
    • Review and confirm the location of the building(s) and discuss Class Q eligibility
    • Assess Site & Local Planning History
    • Look at Local Environmental & Planning Constraints (e.g. listed buildings, conservation areas, landscape designations, Article 4 Directions, etc) 
    • Investigate Safety Hazard potential (e.g. major strategic gas mains, explosives storage areas, etc.)
    • Look at Flood Risk Potential
    • Consider Highways & Access
    • Investigate local designations and other potential limiting factors
  • We'll Discuss items such as
    • Site History
    • Past and Current Site Uses
    • Contamination and other potential risks
  • Finally we'll go through outline options for your consideration... 
Once we've had a chat through various options you'll be in great shape to make an informed decision on whether or not our services are for you...

If Class Q isn't viable, we'll discuss a variety of other options with you.  Our service has been refined with our customers' needs in mind to ensure that an enquiry with us offers nothing to lose (and everything to gain!).
Assuming our preliminary advice is positive - we'll arrange for:

Step 2
In Person Site Visit, Consultation and Initial Survey

Fixed Price
(Calculated Subject to Location)
Rather than asking you to commit to extensive surveys and onerous design work too early, we seek to eliminate risk for our clients at every opportunity. 

Even with our extensive tool-kit on hand, there are many things that are impossible to assess remotely - so we always undertake a site visit to confirm that the project is genuinely viable.  This also enables us to meet you face to face and to confirm that there are no unseen issues that might kibosh your project...  
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The Site visit includes (where appropriate):
  • (Typically) two of Bondstones' professional team - Providing Planning & Design advice
  • Site wide planning advice / strategy
  • Includes an assessment of any matters that are not appreciable during 'Step 1'
    For example (but not limited to);
    • Neighbours & Amenity
    • Access Issues
    • Structural Condition
    • Site specific ecological matters
  • Site circumstances that are not 'up to date' in online sources
  • Design guidance: 
    • Unit numbers & Provisional Sizes
    • Massing & Access
    • Curtilage options
    • Opportunities for extensions
    • National Technical Space Standards Implications
    • Personal design preference
    • What constitutes "Reasonable Necessity" (i.e. what is / is not allowed under Class Q)
  • Bonus planning advice... (see below!)

To expedite the project, assuming there are no insurmountable issues found, we will also include a range of site assessments and surveys in advance of 'Step 3';

  • To be undertaken on the day (if Class Q is considered viable by our team)
    • 3D Site Modelling / Survey*
    • Highway & Access Assessment
    • Initial Building Survey*
    • Site photography / condition recording*
* Subject to suitable conditions on the day ​
In addition to all of the above (as if that wasn't enough!), our team will advise on a strategy for your application process.  This is especially pertinent if minor repairs. alterations or other issues need to be resolved ahead of a Class Q submission.

Again, this package (step 2) is designed to provide maximum value to you - to ensure that you're not committing to, or wasting money on, a project that is at risk of being unsuccessful in the long run...

Bonus - Additional Advice

In addition to your Class Q project, during our visit, our professional team are at your disposal to discuss any other planning issues or diversification opportunities that might be of future benefit... There is no additional cost for this (provided we're discussing the same site / agricultural unit).  Our team often find value in a range of otherwise unexpected opportunities and are keen to make our visit as valuable for you as possible...

Please ask for details when we speak...
After our site visit - assuming we've given the project the green light - we'll prepare a fee proposal for:

Step 3
Detailed Surveys, Architectural Services & Planning Submissions

Fixed fee
​By quotation
To include:
  • Local & National Policy Review (where applicable)
  • Production of Site Plans (including OS mapping as required)
    • Site Location Plans
    • Block Plans (Existing & Proposed)
  • Additional Measured Surveys (If required)
  • Preparation of an "As Existing" Drawing Package
  • Specialist & Contractor Liaison (if required)
  • Building / Structural Survey to meet Class Q requirements
  • Preliminary Ecology Survey (PEA)
  • Design of a preliminary 'Sketch Proposal' for discussion (According with Class Q requirements)
  • Development of a Draft "As Proposed" Drawing Package
  • Internal or Independent (3rd Party) Design Review​
  • 1no. Design Revision (if required)
  • CDM Services (Construction Design Management Regulations  - Domestic Project = Planning Stages)
  • Preparation of Planning Submission Package (for issue to the Planning Authority)
  • CIL Package (Community Infrastructure Levy), Submission & Advice (where applicable)
  • Submission Fees
  • Management of Your Application from Submission to Decision
Additions - to be included where required
To be discussed at our preliminary assessment and / or site visit and accommodated within our fees  (subject to confirmation); 
  • In Person Independent Design Review with site visit (If your proposed design requirements will benefit from independent 3rd party assessment.
  • Specialist Highways Advice (for example if traffic assessments are required)
  • Specialist Ecology Services - Emergence Surveys and Mitigation Advice (Bats, etc.)
  • Contamination Remediation / Advice - Surveys & Mitigation Reports as may be necessary
  • Detailed Flood Risk Assessment & Flood / Surface Water Mitigation
  • Acoustics Advice (sound / noise) assessments 
* Subject to suitable conditions on the day ​
Design Revisions
Although this is unlikely to be necessary we allow for one redesign within our Class Q package. That said any subsequent redesign work (initiated at client request) will be gladly accommodated but this will be billed separately as 'ad-hoc' work (unless agreed in writing).

Independent Design Review is also a powerful planning tool which we accommodate within our pricing structure...

Where Design Review makes recommendations (or legislative updates require revisions to suit statutory requirements) this work is also automatically accommodated within our package.
What if my application is 'refused'
In the unlikely event that the LPA refuse the project; at our discretion, we will commit to either;

Resubmission

Whilst rarely required, a re-design and Resubmission package is allowed for within our fees.

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Planning Appeal

Where the LPA have made a fundamental error and it is pragmatic to do so, we will appeal your case with the planning inspectorate.  This will include preparation, submission and management of a Planning Appeal on your behalf.

Legal support

If the LPA fail to determine the application correctly - but do not issue a 'refuse' in line with statutory requirements (if for example they miss the 56 day deadline) we will regroup and discuss the best way forward.

If the LPA have made an error in the statutory determination process; rather than wasting valuable time on an appeal (which may take 32 weeks or more*) we'll work with your preferred legal team to resolve the position.  Note that legal fees are not included within our package - however our team will provide professional time to ensure that the correct outcome is reached.
*At time of writing

Optional Extras

Tax Advice

We are aware of current Tax Planning uncertainty, we have recently taken on a Consultant Chartered Tax Advisor (available at Step 2 onwards).  ​This new facility from Bondstones is offered to answer questions that you may have - especially in respect of Capital Gains Tax (CGT), Inheritance Tax (IHT) and VAT on projects. 

Our Chartered Tax Advisor is available (under separate cover) to provide specific, tailored advice, to help you develop tax management strategies (including Company and Trust formations) and to assist with methods of limiting your exposure to potentially significant Tax burdens - and so maximising the potential of your project.

Beyond Planning Stages 

Over and above planning submission services (steps 1 - 3), once permission is obtained Bondstones are pleased to offer a range of additional services that may be of interest:
  • CDM Regulations 2015 - Principal Designer Services 
  • Building Regulations Packages
  • Tender & Detailed Building Specification Packages
  • Contract Admin & Project Management (subject to geographical availability)
  • Interior Design
  • Landscape and Garden Design​

Beyond Class Q

Once the principal of development is secured by our team (i.e. permission is granted) we will be very happy to discuss our Planning and Architectural Services for the creation of Fallback / Replacement dwellings (to demolish and replace the barn with a more sustainable dwelling)​ and - if required we can provide our building control (building regulations) package, detailed design services, tendering / procurement and project administration.