FAQ's
Popular Questions
We put your needs at the forefront of our process, we will always go above and beyond to achieve the results that you want. We will act as an agent on your behalf and liaise with the local authority until a decision has been made.
A brief summary of some of the costs you may need to consider are outlined below;
- Architectural drawing fee
- Application fee for your local council
- Drainage drawing fee
- Build over application fee
- Building regulation drawings fee
- Building regulations application fee
- Party Wall agreements
- Structural calculations and drawings fee
Most projects will not require all of the above. However, we will talk you through exactly what you will require for your specific project.
Planning permission is required so that the government can control development. If planning permission has not been approved, the local council may send out a formal enforcement notice. This could result in the destruction of any unauthorised works that may have been carried out.
Normally the council will take up to 8-10 weeks to reply regarding planning approval. However, it is important to note, this is 8 weeks from when they have validated the application. They can take a few weeks to validate an application.
The main purpose of a Build Over Agreement is primarily to ensure that a sewer does not get damaged and furthermore to retain access for the water company to carry out its legal duty to repair and maintain sewers. This is a contract between you and the water authority when you are building over or near a sewer. A build over agreement is required for any building works to existing buildings within 3 metres of a public sewer or within 1 metre of a lateral drain. This is put in place to protect the sewers and drains suppling you and your neighbours and to ensure that the water authority has access to the sewer network to carry out any repair or maintenance work.
Additional Questions
Prior to starting work you may require some of the following:
- A drainage build over agreement from the local water authority.
- Structural calculations.
- Building regulations approval
- Party wall agreements
Once all of the necessary has been obtained, you may begin your project.
We offer our knowledge and expertise to advise on the best possible options regarding your project. So that we have the highest possible chance of receiving approval. However, in some instances planning permission can still be refused.
If this happens, there are two options;
- Re-submission with slight amendments or an alternative proposal.
- Appealing the decision
Dependent on the option you choose, there may be charges involved, which we will notify you in advance.
Neighbours can indeed object, which is why we always advise that you speak to your immediate neighbours before summiting your planning application. If the letter from the planning authority is the first time they hear about your project, they may feel insulted and this could cause you some problems or delays in the long term.
Ensuring that your neighbours are kept informed and happy is the best way to avoid any issues with planning and construction. Often issues can be resolved prior to submitting your planning application, this will reduce the chances of wasted time and delays.
However, sometimes no matter how hard you try to please your neighbours they may still object. In which case you simply have to put your case forward as well as you can and respond constructively to the objectors’ arguments.
A building control application must be submitted before any building works can commence for most building projects. Building control oversee checking and approving your building regulation drawings, specifications and structural engineering documents. A building control inspector will be appointed for your project, they will liaise with your builder and arrange site visits throughout your build to confirm building regulations are being fulfilled.
A Lawful Development Certificate proves that your build falls under permitted development and does not require planning permission. We always suggest applying for a Lawful Development Certificate before commencing any works that could fall under permitted development. It is important to note, even if we think your project meets the conditions for Permitted Development, there are no guarantees, your local planning authority will either approve or reject the application.
A Lawful Development Certificate guards you from retrospective planning issues and enforcement action. This means, even if the council enforce new planning restrictions which could remove your permitted development rights. Your LDC will prove that it was lawful at the time of the build so you will not be affected by any changes.
A Lawful Development Certificate will also likely be essential in order to sell or re-mortgage the property in the future. Though a LDC can be obtained retrospectively, this could cause long delays and property sales could fall through because of this.
We advise waiting on the necessary approval of your planning application prior to beginning any building work. Once you have received the initial planning approval, a build over agreement would need to be obtained, if required and any structural calculations depending on the work involved and any party wall agreements must be in place. We recommend that the building control application is submitted a minimum of 3 weeks prior to beginning any building work. This will allow time for the building control department time to approve your application. However, from a legal standpoint you are within your rights to begin building works 5 days after submitting your building control application. Every situation is different so we recommend getting in touch to discuss your options.
Not all projects require a structural engineer. A structural engineer’s job is to determine the strength, safety and resilience of a building. Structural engineers provide you with essential drawings and calculations which are used by your architectural designer and builder.
Some examples of when Structural engineering calculations or reports may be required include the below;
- The building is located in a high wind area
- Significant structural repairs are undertaken in an existing building
- Internal alterations such as removing load bearing walls
- Steel beam sizing
- Roof timbers and trimmers sizing
- Foundation depths
We can advise you whether your specific project will require a structural engineer at your pre-application consultation.
These are a set of detailed drawings which are submitted to the local building control department. They are a lot more detailed than planning drawings and will outline any regulations that need to be met. Building control will certify that any construction is in accordance with current building regulations. This will not only save you time and money but will prevent any abortive works provided the drawings are followed.
We would recommend that you do not apply for building regulations until you have secured planning approval. This is because planning approval is never guaranteed, and in some instances, changes may be required to your original plans to obtain planning approval. This would mean that your building regulations drawings would change too incurring extra costs.
Some examples of when Structural engineering calculations or reports may be required include the below;
- The building is located in a high wind area
- Significant structural repairs are undertaken in an existing building
- Internal alterations such as removing load bearing walls
- Steel beam sizing
- Roof timbers and trimmers sizing
- Foundation depths
We can advise you whether your specific project will require a structural engineer at your pre-application consultation.
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