Reading & Thames Valley
Professional planning consultancy and architectural drawings for homeowners and developers across Reading, Oxford, Swindon and the wider Thames Valley. Robust, effective & affordable.
What we do
From initial sketch through to council approval, we handle every step of the planning process for residential extensions, new builds and commercial conversions.
Full planning applications prepared and submitted to your local planning authority, including all required drawings, forms and supporting documents.
Professionally prepared plans, elevations, sections and 3D visuals for house extensions, loft conversions, garage conversions, outbuildings and new dwellings.
Permitted development right assessments and prior approval applications for larger extensions, office-to-residential conversions and agricultural buildings.
Certificates of lawful development for existing or proposed uses, giving you legal certainty without the need for a full planning application.
Planning statements, development potential assessments, pre-application advice and committee representations — expert guidance at every stage.
Appeal statements and Planning Inspectorate representation for refused applications, with a strong track record of successfully overturning council decisions.
Why choose us
1 Right Plan is a Reading-based planning and design consultancy with deep knowledge of local planning policy across Berkshire, Oxfordshire, Hampshire and beyond. We combine professional architectural drawings with strategic planning expertise to maximise the chances of your application being approved first time.
Transparent, fixed fees — no hidden costs, clear quotes from day one
Strong local authority relationships — we know how Reading BC, Wokingham BC, South Oxfordshire and others operate
Fast turnaround — drawings typically ready within 5–7 working days
End-to-end service — we handle everything so you don't have to
Proven appeal record — successfully overturned refused applications at the Planning Inspectorate
How it works
Tell us about your project. We'll assess feasibility and explain the best planning route.
We prepare professional plans and elevations tailored to your property and planning policy.
We submit your application and liaise with the planning authority throughout the process.
We secure your decision and support you through any conditions or amendments.
Recent decisions
A selection of permissions secured for our clients over the last year.
Client feedback
Independent reviews from our clients are published on MyBuilder and Yell.
Service area
We work with homeowners, landlords and developers across Reading and the surrounding region.
Contact us today for a free, no-obligation consultation about your project.
What we offer
A full range of planning and design services for homeowners, landlords and developers across Reading and the Thames Valley.
Planning services
Whether you need a householder planning application for a home extension, a full application for a new dwelling, or a prior approval for a larger-homes extension, 1 Right Plan prepares and manages the entire process on your behalf.
Householder planning applications — extensions, loft conversions, outbuildings
Full planning applications — new dwellings, change of use, flat conversions
Prior approvals — permitted development larger home extension scheme
Pre-application advice — test your ideas before committing
Certificates of lawfulness — existing and proposed
Planning appeals — written representations and hearing statements
Design services
All drawings are produced to a professional standard and fully comply with local planning authority submission requirements. We also prepare the written documents that support your application.
Floor plans, elevations & sections
Site location and block plans
3D visualisations — internal and external
Planning statements
Design & access statements
Development potential assessments
Appeal & committee statements
Project types
Rear extensions, side extensions, two-storey additions and wrap-around extensions for all property types.
Dormer windows, hip-to-gable conversions, mansard roofs and garage-to-habitable-room conversions.
Detached and semi-detached new houses, infill developments, back-land developments and garden plot projects.
Office-to-residential, HMOs, flat conversions, commercial-to-residential and barn conversions.
Home offices, garden studios, garages, car ports, boundary fences and gates.
Non-material amendments to approved schemes, material amendments and minor alterations to existing buildings.
Call us for a free consultation — we'll advise you on the best planning route for your project.
Project portfolio
Replacement dwellings, new homes on infill and backland plots, and conversions to flats across Reading, Wokingham, Woking, Burnham and West Berkshire.
Earley, Reading RG6
Demolition of an existing bungalow and erection of a replacement two storey family home with a central glazed gable, new landscaping, boundary treatment and pedestrian visibility splays. The approval followed a phased series of consents on the site for outbuildings and extensions.
Feltham TW14
Planning permission was granted for an additional storey and single storey side extension to create a five-bedroom family house, supported by a fire safety strategy for London Plan compliance. We then developed a follow-on scheme to form a pair of semi-detached dwellings, with planning statement, sections, loft plans and bin, bike and boundary details.
Purley on Thames, Reading RG8
Two storey side and rear extension with driveway and access alterations, subdividing a detached house into two semi-detached dwellings. Following pre-application advice we produced the full package in-house: planning statement, energy and sustainability statement, biodiversity net gain assessment with the small sites metric, and trees and landscaping statement.
Reading RG30
Two semi-detached houses with rooms in the roof, replacing a block of garages behind 24–26 Wantage Road. The application included a planning statement, affordable housing statement, energy statement and biodiversity net gain assessment. Following refusal, we have lodged an appeal with the Planning Inspectorate.
Burnham, Slough SL1
Replacement two storey dwelling of contemporary design, with new soft landscaping, a rearranged access and new boundary treatment. Photorealistic 3D visuals were produced to present the design from the street and garden.
Woodley, Reading RG5
Two storey detached house in the side garden of the host property, with new access and soft landscaping. The design mirrors the materials, proportions and details of the neighbouring houses and respects the established building line, forming a balanced transition along Headley Road.
Woking GU22
A 1.5 storey detached chalet bungalow in the combined rear gardens of two properties, with parking, fencing and soft landscaping. Height, massing and density were set to match the surrounding streetscene and minimise impact on the neighbouring homes.
Reading RG6
Two storey side extension forming a new end-of-terrace house, with an amended access and new front garden. The streetscene drawing shows how the new home continues the rhythm of the existing terrace.
Reading RG1
Part two storey, part single storey rear extension with internal alterations to convert a house into three self-contained flats, with amenity space, refuse and cycle storage laid out on the site plan.
Reading RG1
Part two storey, part single storey rear extension, alterations to the boundary treatment and conversion of the house into two flats, each meeting nationally described space standards.
Chieveley, Newbury RG20
Conversion of a two storey garden outbuilding into a detached dwelling with its own private garden and amended access. Before-and-after drawings show how the existing structure is reused.
Tell us about your site and we will advise on its development potential and the best planning route.
Discuss your siteProject portfolio
House extensions, loft and roof conversions and outbuilding conversions – from Reading and Wokingham to Bracknell, Oxfordshire and Wiltshire.
Tilehurst, Reading RG30
Raising of the roof and conversion of the loft to habitable accommodation, adding a full second storey of living space to a detached family house. The new roof keeps the pitch and gable form of the original, with a schedule of materials prepared during the application so the brick, tiles and windows match the host dwelling.
Binfield, Bracknell RG42
First floor front extension to a lodge within the curtilage of a listed building. The design repeats the existing render, fenestration and roof tiles so the addition reads as part of the original building, and was supported following review by the Council's Heritage Officer.
Longworth, Abingdon OX13
Two storey side extension and a gabled single storey rear extension with glazed doors to the garden. Brickwork, roof tiles and windows match the host dwelling, and the scheme was refined through revisions to respect a 25-degree daylight line to the neighbour. Tree protection was secured by condition.
Winnersh, Wokingham RG41
Remodelling of a bungalow with an enlarged roof, side dormers and a gabled rear extension, creating first floor accommodation. Side-facing windows are obscure glazed and fixed below 1.7m to protect neighbours' privacy, with hanging tiles and brickwork matching the existing house.
Reading RG30
Single storey rear extension with wide glazed doors opening the kitchen and living space onto the garden. Brickwork and fenestration match the host house, and the depth was set with reference to the similar extension next door. Following approval the extension has been built.
Ogbourne St George, Marlborough SN8
Conversion of an existing rural garage into guest and summer accommodation. Timber cladding, a natural slate roof and cottage-style windows keep the building in character with the main cottage, supported by a heritage statement.
Winnersh, Wokingham RG41
Two storey side extension and new front porch to a detached house, presented with a full 3D model of the finished home from the street and the garden. Several design options were tested with the client before the preferred scheme was drawn up for the application, with tree protection agreed with the council's tree officer.
Winnersh, Wokingham RG41
Single storey side and rear extensions to a detached house, with a wide glazed opening to the garden and brickwork matching the host dwelling. The package included a biodiversity statement, and we handled the officer's site visit during the application.
Farnham Common SL2
Part single, part two storey rear extension to a detached cottage, with a glazed first floor gable and full-width glazing to the garden. The application was supported by a SuDS drainage statement and ecology and trees checklist, and the scheme went on to building regulations drawings.
Reading RG2
A second-phase scheme of first floor side and rear extensions, designed to follow on from the house's current consent. Design options were refined with the client covering elevations, roof form, headroom and a 45-degree daylight check to the neighbour, with the heritage sensitivities of the area built into the approach.
Reading RG30
Two storey rear extension with a refreshed external finish of timber cladding and white render, giving a traditional semi-detached house a contemporary rear elevation. 3D visuals helped the client and the council understand the finished appearance.
Finchampstead, Wokingham RG40
First floor extension and raising of the roof to provide additional bedrooms, designed to keep the scale and roof form consistent with neighbouring houses along The Rise.
Wallingford OX10
Part two storey, part single storey rear extension with a reorganised internal layout, opening the ground floor to the garden while keeping the first floor addition subordinate to the original house.
We prepare the drawings and manage the application so you can focus on your new space.
Get a free quoteTrack record
Complex cases where planning strategy made the difference – HMOs in controlled areas, committee approvals, appeals and certificates of lawfulness.
Caversham, Reading RG4
Full planning permission for the change of use of a house to a six bedroom, six person HMO with a single storey rear extension, in an area where HMO concentration is closely controlled. The case was supported by an HMO concentration statement, noise statement and sustainability, energy and air quality statement, and a later non-material amendment refined the layout.
Caversham, Reading RG4
Reading Borough Council refused a single storey front and side extension to an end-of-terrace house. We prepared the appeal statement, showing the extension's sympathetic design and modest scale, and the Planning Inspector allowed the appeal.
Reading RG1
Despite parking concerns and high residential density in the Hamilton Road area, we secured planning permission at Reading Planning Committee for a six-bedsit HMO with access, waste storage and private amenity space arrangements, addressing each point raised by officers and members.
Reading RG6
The building had been used as two flats for over 20 years without formal permission. We prepared the plans and an evidence statement summarising the proofs of continuous use; the Council found the evidence clear and comprehensive and granted the certificate.
Reading RG1
Conversion of a two storey mixed-use building into three two-bedroom flats with improved fenestration and sustainability. The scheme was shaped to meet Reading's restrictive policies in an area with a high concentration of HMOs.
We can assess your options – from amending the scheme to lodging an appeal.
Get expert adviceProject portfolio
Planning and design for commercial and institutional buildings – care homes, change of use and mixed-use schemes – including the technical reports councils require.
127 Yorktown Road, Sandhurst GU47
Two storey extensions to an established nursing home to increase resident accommodation, designed to match the brickwork, roof tiles and gabled character of the original building. We coordinated a flood risk assessment, topographical survey and green travel plan, and amended the scheme with raised finished floor levels in response to flood risk.
From care homes to change of use, we coordinate the drawings, statements and specialist reports your application needs.
Discuss your projectVisualisation
Photorealistic exterior and interior CGI, 3D models and furnished floor plans – so you, your neighbours and the council can see exactly what will be built.
Winnersh, Wokingham
A full 3D model of a family home with its proposed two storey side extension and porch, shown from the street, the garden and above. Used to agree the design with the client before the planning drawings were finalised.
Burnham, Slough
Photorealistic visuals of a contemporary replacement dwelling, showing the house in its landscaped setting from the front and rear.
Reading
3D views of a two storey rear extension with timber cladding and white render, including a cut-through section showing how the new rooms connect with the existing house.
Residential client
Exterior model of a house with a two storey side extension, solar panels, new porch and a detached garage with timber boundary fencing, shown from above to explain the whole site layout.
Interior visualisation
Open-plan kitchen, dining and living space with a breakfast bar, herringbone flooring and built-in joinery – showing how a rear extension creates one connected family room.
Interior visualisation
A living room with a stepped feature ceiling, concealed lighting and full-height storage, visualised from several angles so the client could confirm the layout before construction.
Interior visualisation
A darker, more dramatic scheme – textured feature walls, a statement chandelier and timber-clad hallway – rendered in photorealistic detail.
Interior visualisation
A bright reception room with ring pendant lighting, a media wall and herringbone floor, rendered to show natural light from the garden-facing glazing.
Layout visualisation
Furnished 3D floor plans that show a whole storey at a glance – room sizes, circulation and furniture layout – ideal for sales particulars and for clients who find 2D plans hard to read.
Add 3D visuals to your planning drawings – ideal for design decisions, planning presentations and marketing.
Ask about 3D visualsGet in touch
Tell us about your project and we'll get back to you within one working day with a free, no-obligation quote.
Free consultation
Not sure whether you need planning permission? Give us a call or drop us an email — we're happy to advise on the planning route best suited to your project, completely free of charge.
