PLANNING AND BUILDING REGULATIONS
As with all building works, the owner of the property or land is ultimately responsible for complying with the relevant planning rules and building regulations. It is quite possible that planning permission may be needed and building regulation approval not, equally building regulation approval may be required and planning permission may not. The general advice is to always CHECK before STARTING any work.
Many of our clients are concerned about planning and building regulations please take a look at our FAQs page for more detailed information
DOMESTIC PLANNING SERVICES
Although our fees are payable in advance, the cost of the drawings will be deducted from the final balance of your project. If your project does not happen with Acorn Buildings, then the planning fees will not be refunded.
These fees include one set of elavation and plan drawings to Local Authority Standard, supplied as electronic PDF with six sets printed on A3 paper. They do not include an OS Location Plan.
Planning Consultation, included for a single Planning Application
- Personal consultation agent
- Initial site visit (within 60 miles of Hampshire, Surrey)
- Planning Drawings (six copies)
- Block plan @ 1:500
- Location plan @ 1:2500 for planning this has to be 1:1250
- Design & Access Statement
- Completion of application forms
- Telephone/e-communications with Local Authority Case Officers
- Sample materials that maybe requested by Local Authority Case Officer
For a bespoke quote please call the Acorn team to discuss your specific requirements on (01428) 654 334
Items not included in level 2:
- Application & discharge fees charged by Local Authorities
- Building regulation approval
- Boundary survey we rely on the accuracy of OS plans
- Topographical, structural or tree surveys
- Ecology surveys
- Surveying existing buildings
- Any special request report that may be detailed by a Local Authority, which may apply for Area of Outstanding Natural Beauty (AONB), listed properties, conservation area, flood risk zone or other sensitive planning issues
- Re-submission fees, chargeable subject to refusal details
- Attending Parish Council or Local Authority Meetings
Client responsibilities for level 2:
- Discharge of conditions
- Undertake to commence work when full consent is granted and not before
- Ensure chosen ground worker has access to approved plans and location before work commences
- Follow suggested planning strategy for maximum chance of success
- Full disclosure of relevant information such of rights of way, past applications, previous advice from plannning authorities
Building Regulations (BR) should not be confused with planning permission
BR define how a new building is to be built so it is structurally safe, protected from risk of fire, energy efficient and adequate ventilation for its purpose. It may also take in to consideration access and facilities for disabled people, particularly if used by the public.
Many buildings are exempt from BR but if placed near a boundary, connected to a dwelling or over 30 sqm it is likely compliance will be required.
There are two ways of obtaining:
1. Building Notice
- From local authority department or independent surveyor.
- More suitable for domestic builds NOT commercial projects for which the public will have access.
- Written notice that you intend to carry out building work, structural calculations are not necessarily required immediately but will be required on completion of project.
- Once approval has been given and work has started the building inspector will attend site at specific stages to inspect the works, they may change the requirement as the work progresses. This may mean at some stage during the build the specification may need to be adjusted to allow for approval. The most common change is probably at the foundation stage when the Inspector will see the sub-soil before the concrete is poured. If the Inspector deems the planned depth is insufficient they can demand the foundation be deepened before concrete is laid. Always ask your ground worker to advise subject to ground conditions. Acorn can advise on the timber frame structure only.
Do not begin work until your building notice has been registered.
2. Full Plans Application
- From your architect or independent surveyor
- More suitable for commercial buildings
- Detailed drawings of the proposed work are submitted and checked prior to building to make sure the proposal meets regulations.