Pre-Planning
Advice:
Planning advice is a chance for you to receive orientated written feedback, from a council worker before you submit a complete application to the council.
The advice will explain how the council will apply its legal amenities to your design proposal, whether it is likely to be accepted, can be accepted with modifications, or is totally unacceptable in principle. It will also explain what kind of application you must submit and what supporting materials should go with it.
This procedure is frequently an opportunity to have a casual conversation with the council planner and include them in the synthesis.
Planning permission is the inquiry of modification to new or existing buildings which must go through an approval process. Parliament have given main planning responsibilities to the local authorities. Planning may be one of the largest obscurement’s to overcome and should be accounted for at the start.
Every person must apply for planning permission even if they are doing the same as a neighbour, however planning policy can change over time and is not always the same. We will provide you with guidance with the current planning regs that will affect the design process. The design must reach RIBA Stage 3 to submit a planning application. A site plan (which we may provide for you at a little cost) and the required application fee must be submitted with your application.
More intricate documents could be needed depending on how complicated the project is, it will be created by the practice and will usually take at least 8 weeks for a submission to be sent off.
Planning Permission:
Listed Building Consent:
Buildings of particular historical and architectural demand are frequently "listed" and so are protected by the government. A Designated Building Consent must be obtained in order to make any changes (other than those to the exterior or original components) to any Buildings or land features that are listed as Grade 2. The requirements are more strict for Grade 2* and Grade 1 structures of special importance.
Similar to submitting a planning application, a Listed Building Consent application requires certain extra information.
Inhabiting a conservation area typically implies that alterations to your building's exterior will be a particularly delicate subject.
Along with a planning application, you might also need to submit a conservation area consent application. An example of this would be if vegetation and back façades that are hidden from view are occasionally nonetheless seen as being a part of the conservation area's character.
Conservation Area Consent:
Building Regulations:
The purpose of the building laws, which should not be confused with planning, is to guarantee that buildings are constructed to a minimum quality level for things like construction, fire escape, drainage, ventilation, insulation, and so forth. Although the rules can appear to be excessive, they are all in place for legitimate reasons. The local authority's Building Control Department typically handles concerns pertaining to building standards, however, licenced private inspectors are a growing option. As it is less formal and more engaging, and the inspector may even offer insightful counsel throughout the design process, we often advise choosing the latter option.
The Full Plans approach or the Building Notice method are the two ways to submit an application for approval under the building rules.
The "Full Plans" technique necessitates the upfront submission of intricate drawings that display a lot of information, including the fire escape routes and ventilation capabilities, for example. Since every part of the construction rules has already been given preliminary approval, the comprehensive plans approach provides you complete assurance and peace of mind. A building notice form must be delivered to the building control department at least 48 hours before construction begins on site. Once construction has begun, a building control officer or inspector will visit the site and coordinate visits from the builder at set intervals to ensure that the work is progressing to the minimal standard required by rules.
For the smallest and most uncomplicated projects, such as minor additions or renovations to residential structures, the "Building Notice" technique should be used. Typically, you won't need many particular plans for this, and the builder may manage the process while carrying out the job on your behalf.
The Party Wall Act of 1996 was created to avoid and settle disagreements over party walls, boundary fences, and excavations made close to neighbouring structures. The Act's processes are distinct from those for getting a construction permit or planning approval.
The primary varieties of party walls are:
a wall that divides the property of two (or more) owners and is a part of a building; it may be a part of only one structure or of many buildings with different owners.
a garden wall or other wall between two owners' properties that is not a component of a structure, except timber fences.
a wall that divides two or more owners' structures on one owner's property yet is situated there.
In the Act, the term "party structure" is also used. This might be a wall, a floor partition, or any other kind of structure dividing buildings or areas of structures under separate ownership, as in flats.
The Act addresses:
excavation at and below the foundation level of nearby buildings, as well as new construction on or near the boundary between two properties, party walls, or other party structures
This could comprise:
the construction of a new wall on or near the borders of two properties
Cutting through a party wall, altering its height, width, or depth, removing chimney breasts from a party wall, demolishing and rebuilding a party wall, or excavating beneath the foundation of a neighbor's home are all prohibited.
Building owners must notify neighbouring owners before beginning any work covered by the Act. Owners who live next to one another may accept or reject the proposal. The Act offers a process for settling issues when they disagree.
Obtaining Party Wall Awards is a difficult procedure that is best handled by a qualified "Party wall surveyor" that can help you out.
We will provide you advice about the necessity of party wall notifications and, if necessary, assist you with locating and selecting a surveyor.