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Architect-designed replacement dwelling, Tetbury
What we achieved
Secured planning approval for a four-bedroom replacement dwelling and garage in Tetbury. Despite initial negative pre-application advice, our planning strategy and clear design-led case helped secure consent with only minimal changes, allowing this high-quality, architect-designed scheme to move forward.
Key planning services
Replacement dwelling; Pre-application; Planning strategy; Context and policy analysis
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Planning hurdles for a replacement dwelling in Tetbury
Key planning challenges included:
A negative pre-app
The landowner had received negative pre-app advice from Cotswold District Council, mainly focused on the bulk and massing of the proposed dwelling. The challenge was to respond to these concerns while retaining the integrity of a high-quality design prepared by the architect.
The planning strategy
We reviewed the pre-application feedback in detail and found many of the criticisms to be unfounded. Our challenge was to reframe the scheme strategically—showing how it aligned with local context and planning policy—without requiring wholesale changes to the original design.
Demonstrate policy accord
The scheme required a clear demonstration of how the proposals responded to local character and policy. Ensuring the design narrative was compelling, evidence-led, and accessible to planning officers was central to overcoming initial resistance and achieving consent.
Developing a robust planning strategy
We prepared a new planning strategy for progressing the stalled project.
Working closely with Millar Howard Workshop, we set out a framework for a fresh Design & Access Statement, ensuring the scheme was presented in the best possible light. This included detailed contextual analysis and a policy-led narrative.
Securing approval through clarity and collaboration
Our revised approach emphasised how the dwelling respected its setting while meeting planning objectives. By presenting a robust contextual appraisal, clear policy arguments, and a strong design justification, we helped turn negative pre-application feedback into a planning approval.
The final consent was granted with minimal amendments to the original design.
Project team
- Plainview Planning (planning consultant)
- Millar Howard Workshop (architect)
- Just Ecology (Ecologist)
- Geotechnical Engineering (Remediation)
Image Source: Millar Howard Workshop
Project lead
