Extensions - Conversions - Alterations - New Build As our advert in the local newspapers says, we offer everyone a free design advisory service together with an estimate of the proposed works cost. We are always happy to discuss your project over the phone with no obligation to use us. We will explain as clearly as we can the processes required for you to achieve the local authority planning permission or building control approval that you want. As a rough guide to help you understand what is required to achieve these goals we have put together a simple explanation of the local authority departments parameters and requirements below, starting with planning. It really does go without saying, but the earlier you engage us as your agent, the sooner you'll be able to start work on site. We maintain excellent channels of communication between you the client, ourselves and the local authority to ensure that your project reaches the speedy and successful conclusion you would expect from us. Planning This division of the local authority looks at the overall aesthetics of your project in relation to the existing and adjacent properties, overall volume of the development and layout of the building. There is a duty of care on the part of the planner to ensure that neighbouring properties are taken into account. This and more besides comes under the heading of the Town and Country Planning Act. Building Control A division within the local authority monitoring construction propositions and site work, to ensure that the minimum acceptable legal requirements for construction are achieved. Primarily the areas covered are related to structure, fire safety, site preparation and resistance to moisture, resistance to passage of sound, ventilation, hygiene, drainage and waste disposal, heat producing appliances, protection from falling collision and impact, conservation of fuel and power, access and facilities for disabled people, glazing - safety in relation to impact, opening and cleaning and finally materials and workmanship. These 14 areas all come under the heading of approved documents supporting the Building Regulations. These are non-statutory publications supporting the building regulations prepared by the department for transport, local government and regions, approved by the secretary of state and issued by the stationary office. Permitted Development Small developments may be exempt from formal application. These include house extensions less that 15% of the original volume, less than 10% for terraced properties. Other exceptions include porches less than 2 sq. m. floor area and less than 3m in height and over 2m from the boundary. Typical full planning permission General You are asked to provide six copies of all plans. In every case there is a legal requirement for a copy to be kept permanently available for public inspection. All applications that do not have the correct type or quantity of plans will not be accepted. Site Plans In all cases a plan identifying the application site will be required. The plan must be to a scale of 1:1250 or 1:2500. The site of the application must be coloured in red and any adjoining or nearby land in the same ownership or control coloured in blue. Layout Plans Where the proposal involves the erection or extension of a building, a layout plan of 1:500 scale will be required. This will show the boundaries of the land in relation to the proposed buildings, the position of nearby buildings on adjoining land, where applicable, the layout, widths and levels of proposed roads. It should also show the proposed use of each building and of land not built on, the position of proposed services and of existing trees and natural features. Site contours and floor levels of buildings will often be appropriate. Building Plans All proposals for erection or alteration of buildings should be supported by detailed drawings at a scale of 1:100 or 1:50 as appropriate, clearly showing the layout and use of each floor, all elevations and a section through the building. The materials including their colour should be shown, as should the relationship in levels between the ground floor, site level and adjoining streets or adjoining property. In the case of extensions or alterations all new work should be clearly distinguished from the existing, and existing and proposed plans will be required.