• The concept
  • Why it works
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​Our process - Your Journey

Imagine your project as a journey across a treacherous river.

The far bank is where you want to get to: architectural design resolved, planning permission in hand and a clear route to realising your plans for the future.

Your starting point is the river bank - it is safe, dry and poses no risk: you haven’t attempted to cross... (Or perhaps you’re already soaked!?)

While you look towards your goal - the far bank - nothing has been committed, no risks taken, and you can still step back to safety if needed.  This turbulent and unpredictable river is the planning system and represents the challenges faced by all kinds of rural property development projects.  It presents an unquestionable challenge to wade through, and it is frequently unpredictable. Inevitably, some will attempt to make their own way across - but many are swept off course, and few make it without getting cold and wet.  Some get swept away - never to be seen again...

Bondstones is your guide across the water.

Where some might tell you how to swim to the other side; a few would push you in and wait to see where you resurface, others might try to drag you across.  Instead we place “Stepping Stones” to help you get there - each a solid step, formed carefully and positioned one at a time.  Every step represents a clear decision point, allowing you to move forward only when the footing is safe and secure.  Sometimes we might advise a change of course, or to aim for a different crossing point altogether - but in most cases our team will help you to cross confidently to reach your goal - without taking dangerous leaps or finding nasty surprises on the way.

Every step in our process is named and deliberately placed.  Each one specifically intended to reduce risk in your journey - so that every step moves you closer and more securely towards your goal.

Then, once we get you there, we will help you build your project... On Solid Ground™

Why Stepping Stones™ works

Most planning problems arise not from poor design, but from committing too much, too early.

Stepping Stones™ is designed to prevent that. Each step in the process exists to reduce uncertainty, clarify direction and support confident decision-making. You move forward only when the footing is secure.

Importantly, Stepping Stones™ also gives you permission to pause, change direction or stop altogether if that is the sensible outcome. Stopping early with clarity is often a success, not a failure.

The Stepping Stones™ process

Your ​Enquiry

Getting started
Every project begins with an enquiry. You make contact, we gather the basics, and we explain how Stepping Stones™ works so you know what to expect from the outset.

At this stage, we don’t make assumptions or offer advice. Instead, we listen to your initial ideas and confirm whether a Discovery consultation would be a helpful first step.

​The benefit for you is clarity early on: understanding the route ahead and knowing that progress will be made step by step, not in one risky leap.

​Step 1 – Discovery

Understanding your aims
Discovery is a focused, consultant-led conversation designed to understand you, your objectives and your site before any formal or chargeable work begins.

We explore what you are trying to achieve, what success looks like to you, and what constraints or risks may already be apparent. We also discuss timescales, budgets and any previous experience you may have had with planning or development.

Discovery is not about giving answers or solutions. Its value lies in clarity — helping you understand the nature of the challenge and whether it makes sense to proceed further. Pausing or stopping at Discovery is a valid outcome.

​Step 2 – Investigation

Boots on the ground

Investigation is the first paid step and always involves a consultant-led site visit. This allows us to move beyond desk-based assessment and understand the place as it actually exists.

Being on site matters. It reveals relationships, constraints and opportunities that cannot be seen on plans or mapping alone — access, setting, neighbouring uses, levels, character and practical realities that often influence planning decisions.

This step is about observation, context and professional judgement. We are not designing or reporting at this stage. Instead, we gather first-hand evidence so that any advice given later is grounded in reality.

​Step 3 – Clarity

Turning insight into direction
​Following Investigation, projects move into a Bondstones Clarity Report.  This is where insight is brought together and turned into clear, structured advice.

Each Clarity Report has three aims:
  • to confirm the client brief as we understand it
  • to identify key planning risks, policy issues and constraints
  • to set out clear direction, including opportunities and alternatives

​The Clarity Report concludes with a clear decision gateway. You are advised whether to proceed, refine the approach, explore alternatives or stop before unnecessary cost or complexity is incurred.

The value of Clarity is confidence.

​Step 4 – Preparation

​Shaping the right strategy

​Preparation brings evidence and insight together to shape a proportionate and defensible strategy before any formal submission is made.

Options are tested, risks assessed and proposals refined in light of planning policy, site context and professional feedback. This may include early design work, targeted surveys, pre-application discussions or independent design review, where appropriate.

​Preparation is about positioning the project correctly — avoiding over-design and premature detail. By the end of this step, you should understand whether progressing to a formal application represents a sound use of time and money.

​Step 5 – Application & Negotiation

Making your case

Application & Negotiation is where an agreed strategy is formally presented to the planning authority and actively managed through determination.

We coordinate submissions, manage supporting information and engage proportionately with planning officers, consultees and, where necessary, elected members. Planning outcomes can never be guaranteed, but professional judgement, clarity and timing matter.

​By the end of this step, you should understand the outcome reached, why it was reached, and what realistic options are available next.

​Step 6 – Resolution

Deciding what comes next

​Resolution is the deliberate conclusion of the planning phase.

Whether the outcome is approval, a refusal or something requiring reassessment, we explain what the decision means in practical terms and advise on sensible next steps. These may include proceeding to delivery, revising proposals, re-entering the process at an earlier step, considering an appeal, or concluding the project cleanly.

​By the end of Resolution, you should have full confidence and control over what happens next...

​Beyond Stepping Stones™

Once the Stepping Stones process is complete (i.e. planning resolved) projects are likely to move into delivery on site - including detailed design, building control, procurement and construction management.  This is a process we call Solid Ground™ - it sits well beyond the uncertainty of the river crossing and so is defined separately.  None-the-less this will be delivered in house by Bondstones' Architectural team - as an integral component of our core services,

When we reach Solid Ground™ planning uncertainty has been overcome - and positive decisions made...  We cant wait to get you there!

​Ready to take the first step?

If you’re considering a rural planning or development project and want clarity before commitment, we’ll meet you on the riverbank!

​Call us on 01823 210 610
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