Planning Applications
All projects require a architectural drawings to allow your requirements to be translated on to paper and then submitted to your local Planning Department where required. The Plan Centre prepares top quality drawings using a computer aided design package. All drawings are full dimensioned and annotated to inform the Planning Department what works are proposed.
During our discussions with you we will advise you of your local authorities planning polices which relate to your proposed extension and make recommendations where necessary to ensure your project stands the best chance possible.
The Planning application process takes between 6 and 8 weeks to complete from when the application has been made valid and the application fee has been paid. The current Householder Application fee is £206 and the Planning Portal Submission fee is £20. We are happy to advise you of the applications for all other projects.
Some projects will benefit from a pre-application discussion with the local authority, this gives you the opportunity to investigate the Planning Authorities response to your proposal without making your plans public. From the investigations you can make an informed decision about your project and adjust the scheme prior to making a formal application. Your local authority will require an application to be made and a fee of approximately £70.
During our discussions with you we will advise you of your local authorities planning polices which relate to your proposed extension and make recommendations where necessary to ensure your project stands the best chance possible.
The Planning application process takes between 6 and 8 weeks to complete from when the application has been made valid and the application fee has been paid. The current Householder Application fee is £206 and the Planning Portal Submission fee is £20. We are happy to advise you of the applications for all other projects.
Some projects will benefit from a pre-application discussion with the local authority, this gives you the opportunity to investigate the Planning Authorities response to your proposal without making your plans public. From the investigations you can make an informed decision about your project and adjust the scheme prior to making a formal application. Your local authority will require an application to be made and a fee of approximately £70.
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There are several different types of permission which may be required from the local authority, these include:
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Permitted Development
Planning Permission is usually required for most forms of building projects, although there are certain proposals that do not require a formal planning application and can be undertaken using permitted development. We will be able to advise you of the appropriate planning process during our initial consultation. All residential properties have permitted development rights unless they have been previously removed by your local authority, this is sometime the case with newer housing estates or where the character of the area is being protected. In this situation a full Householder application is required but we will request a nil application fee.
Government provided a temporary relaxation to allow larger single-storey rear extensions which are permitted for six years between 30 May 2013 and 30 May 2019. This relaxation of permitted development rights allows larger single-storey rear extension on properties not within designated land, to 6m for attached properties and 8m for detached properties. Large single storey extension must follow the Neighbour Consultation Scheme and will require a Prior Notification Application issuing to your local authority. The Plan Centre has made many application and we will provide full guidance on this temporary relaxation. Please note that to take benefit of this relaxation your extension must be completed before 30 May 2019, currently there is no information detailing an extension of this date.
In some areas of the country, known generally as 'designated areas', permitted development rights are more restricted. For example, if you live in a conservation area.
Government provided a temporary relaxation to allow larger single-storey rear extensions which are permitted for six years between 30 May 2013 and 30 May 2019. This relaxation of permitted development rights allows larger single-storey rear extension on properties not within designated land, to 6m for attached properties and 8m for detached properties. Large single storey extension must follow the Neighbour Consultation Scheme and will require a Prior Notification Application issuing to your local authority. The Plan Centre has made many application and we will provide full guidance on this temporary relaxation. Please note that to take benefit of this relaxation your extension must be completed before 30 May 2019, currently there is no information detailing an extension of this date.
In some areas of the country, known generally as 'designated areas', permitted development rights are more restricted. For example, if you live in a conservation area.
Building Regulations
The Building Regulations is a set of approved documents which details the legal standard for all building elements including structure, fire safety, drainage and many more. The Building Regulations apply to building work in England & Wales and set standards for the design and construction of buildings to ensure the safety and health for people in or about those buildings. They also include requirements to ensure that fuel and power is conserved and facilities are provided for people, including those with disabilities, to access and move around inside buildings
The Plan Centre will issue a Full Plans application to the local authority Building Control acting as your agent. Building Control will review the application drawings and supporting information over a period of 4 -6 weeks before approval is given. Should you wish to speed the system up, it is possible to issue a Building Notice to your local authority which gives them 48 hours notice of your intention to start the project. This method is faster but does require good communication between your contractor and the local authority as the project will be approved as it is being built. The Building Notice method can only be undertaken on domestic projects
Building Control will inspect the construction work on site at various stages. On completion of the project, Building Control will undertake a final inspection prior to issuing a Compliance Certificate.
The Plan Centre will issue a Full Plans application to the local authority Building Control acting as your agent. Building Control will review the application drawings and supporting information over a period of 4 -6 weeks before approval is given. Should you wish to speed the system up, it is possible to issue a Building Notice to your local authority which gives them 48 hours notice of your intention to start the project. This method is faster but does require good communication between your contractor and the local authority as the project will be approved as it is being built. The Building Notice method can only be undertaken on domestic projects
Building Control will inspect the construction work on site at various stages. On completion of the project, Building Control will undertake a final inspection prior to issuing a Compliance Certificate.
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APPROVED DOCUMENTS
The 15 approved documents covering all aspects of construction are available to view online. Structure is a very important element of the Building Regulations and your proposals may require structural calculations to prove that the proposed structural alterations meet the requirements of the building regulations. Structural calculations can be provided by The Plan Centre using specialist design software. Please call to discuss your requirements. |
Useful Information
Natonal local authority web site - www.labc.uk.com
LOCAL AUTHORITY BUILDING REGULATIONS FEE
The normal method of submitting a building regulations application has two fees to be paid, a Full Plans fee when you make your application and a Site Inspection fee once your project starts on site. Full Plans Application fee start from - £228 based on a single storey extension of 10msq. The Site Inspection fee for the same 10msq single storey extension would be £336. Building Regulation fees will vary between local authorities, please call of email The Plan Centre for advise. It is also possible to use a number of private companies to provide this service, although the fees are generally similar.
PART WALL ACT
If you are thinking of altering or extending your home this Act may apply to you. The Act provides a legal framework for preventing and resolving disputes in relation to Party Walls, Boundary Walls and Excavations near Neighbouring Buildings. The Plan Centre will advise when the Act applies and assist you in the preparation and issuing of the Party Wall Notices.
LOCAL AUTHORITY BUILDING REGULATIONS FEE
The normal method of submitting a building regulations application has two fees to be paid, a Full Plans fee when you make your application and a Site Inspection fee once your project starts on site. Full Plans Application fee start from - £228 based on a single storey extension of 10msq. The Site Inspection fee for the same 10msq single storey extension would be £336. Building Regulation fees will vary between local authorities, please call of email The Plan Centre for advise. It is also possible to use a number of private companies to provide this service, although the fees are generally similar.
PART WALL ACT
If you are thinking of altering or extending your home this Act may apply to you. The Act provides a legal framework for preventing and resolving disputes in relation to Party Walls, Boundary Walls and Excavations near Neighbouring Buildings. The Plan Centre will advise when the Act applies and assist you in the preparation and issuing of the Party Wall Notices.
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PLANNING PORTAL
The Planning Portal was established by UK government in 2002 to allow planning applications in England and Wales to be processed electronically. It later added information content for Building Regulations and the ability to purchase site location plans. The portal provides a conduit between those submitting planning applications (such as The Plan Centre) and the local planning authority who will determine the application. The business was privatised in March 2015 and is now a joint venture between Government and a private company, Terraquest. In September 2018, The Planning Portal introduced a £20 fee to allow each application to be made. |
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INTERACTIVE HOUSE
The Planning Portal provides a useful visiual guide to provide you with basic planning and building regulations information, including an overview of what style and size of domestic extension is likely to be approved. The guide also provides information and guidenance on permitted development where some works are exempt from planning |
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