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for anyone new to the process, the route to establishing a project brief, obtaining planning permission, building regulations approval and appointing a contractor can be a long and confusing one.
our aim is to simplify, assist and advise throughout, we have outlined the most common questions with links to additional resources.
frequently asked questions
1. how long does it take to get planning permission? Most planning applications are decided within 8 weeks, unless they are large or complex, in which case the decision time extends to 13 weeks. If the local planning authority cannot decide within 8 weeks, they must obtain your consent for an extension. If this doesn’t happen, you can appeal to the Secretary of State, though it may be quicker to negotiate with the authority. If the application is refused or granted with unacceptable conditions, you can appeal. Additionally, you can appeal if the authority fails to make a decision within the statutory period, which is called "non-determination." Appeals are a last resort, and it’s often possible to reach an agreement with the planning authority before considering an appeal.
2. how do i know if i need planning permission?... You’ll need planning permission if you plan to build something new, make significant changes to a building (like an extension), or change the use of a building.
3. do i need building regulations?... You’ll need building regulations approval if you plan to construct, extend, or significantly alter a building, such as installing a new heating system, replacing windows, or adding electrics near a bathroom. This approval ensures that the work complies with safety and performance standards. If unsure whether your project requires approval, you should check with a building control body. It’s important to note that building regulations approval is different from planning permission, and you might need both. Failure to comply with building regulations can result in fines, legal issues, and the inability to sell your property without the necessary compliance certificates. If your project doesn't require approval, such as for emergency repairs, there are still rules you must follow. For more specific details or assistance, always consult a building control body or the planning portal.
4. how do i comply with the building regulations?... To comply with Building Regulations, you need to ensure that your project meets specific safety, health, accessibility, and energy efficiency standards. This applies when: - Constructing a new building. - Making significant changes or extensions to an existing building. - Altering a building’s use. - Changing building services, such as heating or electrical systems. Key points for compliance: The Building Act 1984 and Building Regulations 2010 set out the legal requirements. Regulations cover technical aspects like fire safety, insulation, and energy use. Approved documents provide detailed guidance on how to meet the standards, although following them is not mandatory if you can demonstrate compliance by other means. Inspections by building control bodies are necessary to ensure compliance. Before starting any project, seek professional advice to ensure that you fully meet the requirements. Always check for up-to-date guidance and legislation.
5. how much does it cost to build an extension?... The average cost of a house extension varies based on factors like size, location, and complexity. For example: - A 20m² extension typically costs £40,000 to £56,000. - A 30m² extension ranges from £60,000 to £84,000. - A 50m² large extension can cost between £100,000 to £140,000. Additional costs can arise from factors like the quality of finishes, the need for planning permission, and the complexity of the site (e.g., groundworks, accessibility). Extensions can increase your property’s value by 10-20%, and planning permission may not be required for some projects under permitted development rights.
6. do i need an architect?... An Architectural Technologist is a professional who specialises in the technical aspects of building design and construction. They focus on making designs both practical and buildable, ensuring that projects comply with all relevant regulations and standards. Architectural Technologists bridge the gap between architects and builders by providing technical expertise on how a design can be realized effectively, safely, and efficiently. Key responsibilities include: - Design and Planning: Developing and refining building designs, including creating technical drawings and construction plans. - Compliance: Ensuring that all designs meet building regulations and planning requirements. - Project Management: Working closely with clients, contractors, and other professionals to ensure that projects are completed to the highest standards, within budget, and on time. - Problem Solving: Offering practical, cost-effective solutions to construction challenges. In comparison to architects, Architectural Technologists are more focused on the technical side, such as materials, construction methods, and building performance. They ensure the project is not only visually appealing but also structurally sound and functional. For clients, an Architectural Technologist can be key in delivering efficient, technically accurate, and cost-effective designs.
7. how long from initial consultation until construction work starts?... Building an extension typically takes between 7 to 15 months, depending on size and complexity. The process includes several stages: - Prep (2-4 weeks): Finalise your budget and design priorities. - Design (2-5 weeks): Work with your architect to create plans. - Planning (8-10 weeks): Submit your application for approval, which could take longer depending on conditions. - Technical design (1-2 months): Work with engineers for building regulations and structural planning. - Party Wall Agreement (1 week to 3 months): Needed if you're building near a shared boundary. - Tender process (2-4 weeks): Hire a builder by reviewing quotes and previous work. - Building (2-4 months): Construction time varies based on the project’s scale and complexity. To ensure a smooth project, careful planning, and working with experienced professionals is key.
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