Architecture and Masterplanning in Nottinghamshire

Planning and building around Nottinghamshire

We cover 10 places across Nottinghamshire: Nottingham is the main one, alongside Sutton-in-Ashfield, Retford and Hucknall. Neighbouring areas we also cover include Derbyshire, South Yorkshire and Leicestershire. Our Great Barr head office in Birmingham is about 50 miles from the middle of Nottinghamshire.

Near Nottinghamshire, we look at in-principle consents that still need detailed approval, schemes that need redesigning to work and sites where the layout needs to change. In England, where Nottinghamshire sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).

Tell us about the site near Nottinghamshire and we will explain how we would take it forward.

How we work in Nottinghamshire

Clear plans for landowners

We explain drawings in plain terms, so you can see how your land would be used, where the access runs and what land might be left over.

Capacity studies

We test several layouts to show what a site could realistically take, allowing for access, open space, drainage and the separation distances councils expect between homes.

Drainage and ecology built in

Sustainable drainage, biodiversity and tree retention shape the layout from the first sketch, rather than being squeezed in after the homes are placed.

House types that suit the place

Homes designed to reflect local materials, scale and character, with layouts people want to live in, rather than a standard pattern book dropped onto the site.

Rules that apply in Nottinghamshire

Whether a field or large garden could take homes depends mostly on the council's Local Plan and national policy. Under the National Planning Policy Framework, plans define settlement boundaries, and land just outside Nottinghamshire may still come forward if it is allocated, previously developed or meets evidenced unmet housing need. Smaller housing schemes can also use Permission in Principle, an England-only route that settles location, use and amount first. Our free appraisal explains which route suits your land.

In England, the National Planning Policy Framework places strong weight on well-designed places, and the National Design Guide and National Model Design Code shape what councils expect. Many councils have adopted local design codes. Most applications must also deliver biodiversity net gain, which affects how much of a site is set aside for habitat.

Key rules in Nottinghamshire
National planning policy	National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance
Local planning document	Local Plan
Who decides applications	The local planning authority, usually the district, borough, city or unitary council (or a national park authority)
In-principle consent	Outline planning permission, with reserved matters approved later
Land transaction tax (paid by the buyer)	Stamp Duty Land Tax (SDLT)
Land registration	HM Land Registry
How a sale becomes binding	A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry.
Developer contributions	Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it

Questions about Architecture and Masterplanning in Nottinghamshire

Do new housing schemes need sustainable drainage?

In most cases, yes. National and local policy usually expects new developments to manage rainwater sustainably, for example with swales, ponds and permeable paving. In Wales, most new developments need separate approval from the local SuDS approving body. We design drainage into the layout from the start, because it can take up a real share of the site.

What is a design and access statement?

It is a short report submitted with certain planning applications that explains the design principles behind a scheme and how people will get to and move around it. In England and Wales it is usually needed for major development and for some smaller schemes in sensitive areas. Scotland and Northern Ireland set their own requirements for design statements.

How do you make new homes fit in with existing streets?

We study the scale, materials, building lines and spaces of the surrounding area and design homes and streets that respond to them. On a village edge that might mean lower density and more landscaping; in a town, homes that follow the existing street pattern. Early talks with planning officers and neighbours help shape the design.

What is a design code?

A design code is a set of simple, measurable design rules for an area or a site, covering matters such as building heights, materials, street widths and green space. In England, councils are encouraged to produce design codes, guided by the National Model Design Code. Wales, Scotland and Northern Ireland use design guides and placemaking policies to similar effect.

Can you manage a site in Nottinghamshire from planning to build?

On land we take forward ourselves across Nottinghamshire, including Kirkby-in-Ashfield, Retford and Worksop, we manage planning, design and construction. Tell us about the site and we will explain how we would approach it.