A large family house in Bedfordshire, with land around it, planned as a bed and breakfast so the owners can grow their business. Our pre-application set out two options for the site; the first converts the house into eleven en-suite guest bedrooms with a restaurant and lounge, and leaves the outside unchanged. The council confirmed the change of use is acceptable in principle, and set out what a full application needs. We then prepared the application with a team of specialists, from landscape and highways to flood risk and ecology. RIBA Stages 1 to 3.