Providing architectural services to Kent and the South East
18 years experience in home extensions, alterations and loft conversions |
Do I need planning permission?
Most new buildings or major changes to existing buildings or to the local environment need consent - known as planning permission.
http://www.planningportal.gov.uk/planning/planningsystem/planningpermission
Minor alterations and extensions to a home may comply with permitted development regulations and planning permission may not be necessary.
How long does planning permission take?
A planning application usually takes up to 2 weeks to become registered and a further 8 weeks to be determined.
How much does a planning application cost?
Fees vary but,
Generally, an application for an extension to a house costs £206
Generally, an application for a lawful development certificate cost in the region of £100
http://www.planningportal.gov.uk/PpApplications/genpub/en/StandaloneFeeCalculator
Can the Local Authority ask for more information other than the drawings?
Yes, and this is very much site specific. The more common requests we encounter are:
Generally, a Design and Access Statement will be required if you are within a Conservation Area or have a listed building. This is a statement that we prepare.
http://www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/designaccess
A tree report may be required if there are significant trees close to the property. This is a report that will need to be provided by a third party. We can arrange this for you.
Can planning permission be conditionally approved?
The grant of planning permission will always be conditional. Usually the conditions are standard clauses such as, the development must be commenced within three years. Site specific conditions can be imposed and we are usually able to release this condition/s ourselves, or with the aid of a third party only if essential.
What can I do if planning permission is refused?
When planning permission is refused the local authority will provide details of why it has been refused. The scheme can be amended and re-submitted and/or the decision can be appealed by an application to the Planning Inspectorate.
If the scheme is of a similar nature the council offer a 'free go' within one year where they do not charge a new application fee.
Can I get pre-application advice?
Yes, the council provide a pre-application advice service which I can apply for on your behalf. There is the option of a meeting or letter response. The information generally required for this service is:
What is a Lawful Development Certificate?
A Lawful Development Certificate is a legal document stating the lawfulness of past, present or future development. If granted by the local planning authority, the certificate means that enforcement action cannot be carried out to the development referred to in the certificate. It is similar in receiving planning permission for a proposal.
I comply with Lawful Development legislation. Why should I apply for a certificate?
A certificate is useful to ensure that the legislation has been interpreted correctly. It is also useful when you come to sell your house.
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. I will produce the necessary drawings which in most cases is enough to satisfy the building regulations. Where third party information is required I 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.
www.planningportal.co.uk/info/200137/how_to_get_approval/78/pre-site_approval/2
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.
www.planningportal.co.uk/info/200137/how_to_get_approval/78/pre-site_approval/3
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/
http://www.thameswater.co.uk/developers/693.htm
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.
Construction (Design and Management) Regulations 2015 (CDM 2015)
Everyone in construction has to comply with these regulations. Under these regulations we are usually responsible for preparing the pre-construction phase plan. This usually consists of a fairly straightforward two-page long document highlighting the residual risks, which will need to be continued by you and mainly your builder.
Some projects are notifiable to the Health and Safety Executive (HSE).
We will recommend that a Refurbishment/Demolition Asbestos survey is undertaken prior to work commencing.
http://www.hse.gov.uk/asbestos/managing/survey-refurb.htm
http://www.hse.gov.uk/construction/cdm/2015/index.htm
What is the Party Wall Act?
The Act came into force on 1 July 1997 and applies throughout England and Wales.
It provides a framework for preventing and resolving disputes in relation to party walls, boundary walls and excavations near neighbouring buildings.
Anyone intending to carry out work of the kinds described in the Act must give Adjoining Owners notice of their intentions.
http://www.planningportal.gov.uk/uploads/br/BR_partywall_explain_booklet.pdf
The Party Wall Act explained
If you have the necessary planning permission and consents your neighbour/s cannot prevent the work from being undertaken, but sometimes they are able to influence how and when it is undertaken.
The work is first assessed to see if the Party Wall Act applies. If it applies, Notice/s are served on the neighbouring property/s stating the nature of the work. Your neighbour/s will be able to respond to the Notice/s in three different ways.
What is the cost of complying with the Party Wall Act?
The cost of complying with the Act varies greatly and is project and site specific. Your neighbour/s response will significantly affect the cost. An hourly rate quotation will be provided along with a guide of likely time incurred.
Most new buildings or major changes to existing buildings or to the local environment need consent - known as planning permission.
http://www.planningportal.gov.uk/planning/planningsystem/planningpermission
Minor alterations and extensions to a home may comply with permitted development regulations and planning permission may not be necessary.
How long does planning permission take?
A planning application usually takes up to 2 weeks to become registered and a further 8 weeks to be determined.
How much does a planning application cost?
Fees vary but,
Generally, an application for an extension to a house costs £206
Generally, an application for a lawful development certificate cost in the region of £100
http://www.planningportal.gov.uk/PpApplications/genpub/en/StandaloneFeeCalculator
Can the Local Authority ask for more information other than the drawings?
Yes, and this is very much site specific. The more common requests we encounter are:
Generally, a Design and Access Statement will be required if you are within a Conservation Area or have a listed building. This is a statement that we prepare.
http://www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/designaccess
A tree report may be required if there are significant trees close to the property. This is a report that will need to be provided by a third party. We can arrange this for you.
Can planning permission be conditionally approved?
The grant of planning permission will always be conditional. Usually the conditions are standard clauses such as, the development must be commenced within three years. Site specific conditions can be imposed and we are usually able to release this condition/s ourselves, or with the aid of a third party only if essential.
What can I do if planning permission is refused?
When planning permission is refused the local authority will provide details of why it has been refused. The scheme can be amended and re-submitted and/or the decision can be appealed by an application to the Planning Inspectorate.
If the scheme is of a similar nature the council offer a 'free go' within one year where they do not charge a new application fee.
Can I get pre-application advice?
Yes, the council provide a pre-application advice service which I can apply for on your behalf. There is the option of a meeting or letter response. The information generally required for this service is:
- Description of the nature and scale of development proposed and the uses to which land and buildings are to be put.
- Full site address and location plan (1:1250 scale) with the site outlined in red.
- Site history i.e. occupancy of the site.
- Photographs of the site.
- Sketch drawings providing details of the proposal. Floor plans for each floor of the proposed building together with at least sketch elevations that are sufficient to indicate the initial architectural approach and the materials proposed. Drawings should also show any adjacent buildings to identify the context of the scheme and
- The appropriate fee
What is a Lawful Development Certificate?
A Lawful Development Certificate is a legal document stating the lawfulness of past, present or future development. If granted by the local planning authority, the certificate means that enforcement action cannot be carried out to the development referred to in the certificate. It is similar in receiving planning permission for a proposal.
I comply with Lawful Development legislation. Why should I apply for a certificate?
A certificate is useful to ensure that the legislation has been interpreted correctly. It is also useful when you come to sell your house.
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. I will produce the necessary drawings which in most cases is enough to satisfy the building regulations. Where third party information is required I 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.
www.planningportal.co.uk/info/200137/how_to_get_approval/78/pre-site_approval/2
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.
www.planningportal.co.uk/info/200137/how_to_get_approval/78/pre-site_approval/3
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 provided 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/
http://www.thameswater.co.uk/developers/693.htm
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.
Construction (Design and Management) Regulations 2015 (CDM 2015)
Everyone in construction has to comply with these regulations. Under these regulations we are usually responsible for preparing the pre-construction phase plan. This usually consists of a fairly straightforward two-page long document highlighting the residual risks, which will need to be continued by you and mainly your builder.
Some projects are notifiable to the Health and Safety Executive (HSE).
We will recommend that a Refurbishment/Demolition Asbestos survey is undertaken prior to work commencing.
http://www.hse.gov.uk/asbestos/managing/survey-refurb.htm
http://www.hse.gov.uk/construction/cdm/2015/index.htm
What is the Party Wall Act?
The Act came into force on 1 July 1997 and applies throughout England and Wales.
It provides a framework for preventing and resolving disputes in relation to party walls, boundary walls and excavations near neighbouring buildings.
Anyone intending to carry out work of the kinds described in the Act must give Adjoining Owners notice of their intentions.
http://www.planningportal.gov.uk/uploads/br/BR_partywall_explain_booklet.pdf
The Party Wall Act explained
If you have the necessary planning permission and consents your neighbour/s cannot prevent the work from being undertaken, but sometimes they are able to influence how and when it is undertaken.
The work is first assessed to see if the Party Wall Act applies. If it applies, Notice/s are served on the neighbouring property/s stating the nature of the work. Your neighbour/s will be able to respond to the Notice/s in three different ways.
- Consent to the work – nothing more needs to be done, although a schedule of condition of their property is recommended.
- Dissent to the work and appoint an Agreed Surveyor. A schedule of condition is undertaken of the parts of their property that may reasonably be affected by the work. An Award is prepared.
- Dissent to the work and appoint their own Surveyor at your cost. The two Surveyors undertake a schedule of condition and agree the Award.
What is the cost of complying with the Party Wall Act?
The cost of complying with the Act varies greatly and is project and site specific. Your neighbour/s response will significantly affect the cost. An hourly rate quotation will be provided along with a guide of likely time incurred.