Providing architectural services to Kent and the South East
18 years experience in home extensions, alterations and loft conversions |
Contact us for a free consultation and quotation
01322 408573 / 07796454747 |
What is the difference between Planning Permission and Building Regulations?
In simple terms, planning permission is interested in how it looks and the impact on others, whereas building regulations ensure it is well built.
Do I need to comply with Building Regulations?
The majority of buildings and extensions have to comply with the Approved Documents. There are some exclusions such as some conservatories, garages and outbuildings.
http://www.planningportal.gov.uk/permission/responsibilities/buildingregulations/approvalneeded/exemptions
https://www.gov.uk/building-regulations-approval/when-you-need-approval
How do I comply with Building Regulations?
An application can be made to either the local authority or a private firm. Both charge a fee for their services. we will produce the necessary drawings which in most cases is enough to satisfy the building regulations. Where third party information is required we am able to provide quotations for your consideration.
http://www.planningportal.gov.uk/buildingregulations/approveddocuments/
What is the difference between a Building Regulations Full-Plans Application and a Building Notice?
Full Plans Application – Construction details and third party reports only where essential are submitted. The plans will be checked and revisions undertaken if necessary. The plans then become approved.
http://www.planningportal.gov.uk/buildingregulations/howtogetapproval/howtogetapproval/bcpresiteapproval/fullplans
Building Notice – A form is submitted to the Local Authority and you may start work 48 hours later. No plans are necessary. This is a riskier route as you do not have approved plans. Building control can ask for additional information during the building process.
http://www.planningportal.gov.uk/buildingregulations/howtogetapproval/howtogetapproval/bcpresiteapproval/buildingnotice
Can a Full-Plans application be conditionally approved?
Often the Building Regulations Approval Certificate will be granted within 1-4 weeks. The Local Authority have to determine an application within 8 weeks – if there are any outstanding points by this stage we will ask for the plans to be conditionally approved which is rare. The conditions will then need to be released.
The Local Authority may ask for the drawings to be altered prior to approval. They may also ask for additional reports/information to be provided.
Some common queries are:
http://www.ofwat.gov.uk/nonhouseholds/supply-and-standards/public-and-private-sewers/
https://developers.thameswater.co.uk/self-lay-organisations/planning-your-development/working-near-our-pipes/building-over-or-close-to-a-sewer
https://www.southernwater.co.uk/build-over-public-sewer
What is the cost for a Building Regulations submission?
The cost of an application varies based on the extent of the work. For residential extensions this is usually between £500-£900.
In simple terms, planning permission is interested in how it looks and the impact on others, whereas building regulations ensure it is well built.
Do I need to comply with Building Regulations?
The majority of buildings and extensions have to comply with the Approved Documents. There are some exclusions such as some conservatories, garages and outbuildings.
http://www.planningportal.gov.uk/permission/responsibilities/buildingregulations/approvalneeded/exemptions
https://www.gov.uk/building-regulations-approval/when-you-need-approval
How do I comply with Building Regulations?
An application can be made to either the local authority or a private firm. Both charge a fee for their services. we will produce the necessary drawings which in most cases is enough to satisfy the building regulations. Where third party information is required we am able to provide quotations for your consideration.
http://www.planningportal.gov.uk/buildingregulations/approveddocuments/
What is the difference between a Building Regulations Full-Plans Application and a Building Notice?
Full Plans Application – Construction details and third party reports only where essential are submitted. The plans will be checked and revisions undertaken if necessary. The plans then become approved.
http://www.planningportal.gov.uk/buildingregulations/howtogetapproval/howtogetapproval/bcpresiteapproval/fullplans
Building Notice – A form is submitted to the Local Authority and you may start work 48 hours later. No plans are necessary. This is a riskier route as you do not have approved plans. Building control can ask for additional information during the building process.
http://www.planningportal.gov.uk/buildingregulations/howtogetapproval/howtogetapproval/bcpresiteapproval/buildingnotice
Can a Full-Plans application be conditionally approved?
Often the Building Regulations Approval Certificate will be granted within 1-4 weeks. The Local Authority have to determine an application within 8 weeks – if there are any outstanding points by this stage we will ask for the plans to be conditionally approved which is rare. The conditions will then need to be released.
The Local Authority may ask for the drawings to be altered prior to approval. They may also ask for additional reports/information to be provided.
Some common queries are:
- Excessive glazing – Everyone likes natural light and it is common for extensions to have large folding doorsets and rooflights. If the area of glazing exceeds 25% of the floor area of the extension minus the area of existing openings, DET/TER calculations will be required. These will calculate the heat loss and energy efficiency of the extension/house and other elements (walls/roof/heating system etc) may have to be upgraded to allow for the large areas of glazing. The cost of this report is in the region of £250-£400.
- Beam and block floor details and calculations to be provided – these will be undertaken by the supplier and is usually undertaken when a builder is employed.
- Structural engineer’s details – We will provide a structural engineers quote for your consideration. If you decide to use your own engineer or your builder has a preferred engineer, you may wish to use their services. Do however, ensure they are competent as the standard of work varies. The cost for this service varies depending upon the engineer and the extent of the work.
- Public sewers – Some private sewers became public sewers in 2011. Where we encounter this is usually in rear gardens, where your neighbour’s sewer runs through your property. Consent from your water authority may be required to build over or near to their sewers.
http://www.ofwat.gov.uk/nonhouseholds/supply-and-standards/public-and-private-sewers/
https://developers.thameswater.co.uk/self-lay-organisations/planning-your-development/working-near-our-pipes/building-over-or-close-to-a-sewer
https://www.southernwater.co.uk/build-over-public-sewer
What is the cost for a Building Regulations submission?
The cost of an application varies based on the extent of the work. For residential extensions this is usually between £500-£900.