Planning Permission Questions

[Candyman21]

Afternoon All,

Can someone help me with some basic and probably very stupid questions?

I am thinking about having some work done in my house and have a few different options/ideas in mind.

My question is about planning permission, so to get planning permission you have someone draw up some plans for you, are these basic plans or do they need to have structural engineers reports and buildings regulation plans submitted at the same time?

Or do you submit plans get accepted then look at structural engineers and buildings regs done after that?

Sorry for the really silly questions

Thanks

John

 

[GeoffJ]

You can do the drawings yourself - but it really depends on what sort of work and scale you are thinking of?

 

[blup]

Both are needed, plans for pp and structural drawings/calculations for building regs. Builder will work from both.

In your area there will be several experienced architects/deisgners who will know the planners, their knowledge and advice is essential.

Blup

 

[Candyman21]

You can do the drawings yourself - but it really depends on what sort of work and scale you are thinking of?

It’s a few different options going through my head at the moment, but basically I have an outbuilding on the side of my house, I want this knocking down and new foundations for a an extension, want the bottom floor to be a kitchen extension so will need steels putting in so I can take the external wall taking out. I hope that makes sense?

I just can’t decide how big to have the extension, whether to have a wrap around the back of the house or not, I have a big back garden so space isn’t an issue , I also want a conservatory and a brick built summerhouse

So do the plans for planning g permission need to have the structural reports for the steels or does this come after?

 

[Nakajo]

I think you should speak to a local professional

 

[blup]

The structural aspects may require a change in the design (external appearance) so makes sense to have it sorted up front.

The Council will reject your hand prepared plans if they do not provide the information they need.

Blup

 

[oldbutnotdead]

Planning permission is all to do with how big it is and what it looks like. Building regs get into the detail of how it is built and ensuring it will be safe to inhabit and not going to fall down.

 

[Candyman21]

Planning permission is all to do with how big it is and what it looks like. Building regs get into the detail of how it is built and ensuring it will be safe to inhabit and not going to fall down.

Thank you for this, so i would hire someone to draw my plans, then submit them to the council, if they get approved then submit building regs, is this correct?

Any idea of costs for someone to draw the plans up for me? Can anyone on here do it if i send them pictures and measurements or would i be better off using someone local?

Thanks for everyone's help

 

[^woody^]

You decide what you need or what you would like. Don't cloud your mind with beams, engineers or anything else .

A competent person then tells you what you can have in terms of what may need planning permission, what planners will accept, what can actually be built technically and economically, and what factors may affect any proposed design - the site, drains, trees, party wall and build over agreements and such like.

He then translates all this into a design. You approve the design or ask for amendments.

If planning permission is required, an application is made.

If straightforward and no planning issues foreseen, the building regulations technical plans can be completed, submitted and any other statutory applications made. Then work can start as soon as the planning permission has been granted. Any specialist engineering design is done at this time and supplied

Builders need the technical building regulation drawings to quote from.

If there are doubts about what planners will approve then the technical drawings should wait until the planners approve the design.

 

[oldbutnotdead]

And you don't have to use an Architect- you can if you want to but you may get a better result by using an architectural technician (someone who isn't an actual chartered architect but makes their living drawing plans). Whichever route you go down, their job will be easier if you can give them a decent steer as to what you want. Woody is right- don't get bogged down in details, do a rough sketch of what you'd like and get the experts to point out the pitfalls and hopefully suggest the best (aesthetically as well as financially) way to get what you want. Budget wise be prepared for about £1000 per square metre- building materials have got rather expensive over the last couple of years.

 

[Candyman21]

Thanks for all your help with this guys, I have had a quote from a friend of a friend who is an architect, he said £700 cash for him to draw up plans and submit them, does this sound about right?

Thanks

John

 

[freddiemercurystwin]

Sounds fine for a wrap around.

 

[Nakajo]

Sounds like a bargain

 

[Candyman21]

Sounds like a bargain

This doesn't include building regs though, just the drawings for planning.

 

[freddiemercurystwin]

Of course, expect to pay easily the same again for Building Regs + all fees.

Other fees
Planning LA fee will be £206
Building Regs LA fee will be about £450-700
SE fees will be say £300-600
Build Over/Near required?
PWA required?