Clients Beware

Trees /Hedges/Bushes

Trees / hedges within the area of the proposed development can affect the foundation depth and in some cases will need to have engineer’s calculations, which can be expensive.  The worst trees / hedges are oak, elm, eucalyptus, hawthorn, poplar, willow, yew and Cypress.  Please make the surveyor aware of any such Plant Life on the site visit.

Engineers Calculations

Many extensions can be built without engineer’s calculations but more of the local authorities are asking for calculations.  This work is undertaken for me by Springfields Engineers.  The cost of their work will be invoiced to the client direct. Also for jobs like conversions Building Control often ask for the existing foundations and structure to be checked prior to commencement of works.

General Planning & Building Regulations Information for Clients

Planning

Most projects will require planning permission.  An approximate time period of eight to thirteen weeks is required by the Council to process the application once the application has been submitted. 

Generally, the local authority will require a planning application fee of £135.00, made payable to the said authority, for an average alteration or extension to a property.  The erection of a dwelling house generally requires a fee of £265.00 per unit.  If clarification on fees is required please contact your local authority, who will be only too pleased to assist. 

You can monitor the progress of your application on your local authority’s web site, eg   http://www.braintree.gov.uk/braintree/planning/default.htm is Braintree District Council’s web site.  There is extended information about planning and building regulations procedures.  If the planning application fails there is no second fee to pay on revised applications

Building Regulations

Building regulations consent is required on all habitable alterations or extensions, usually after planning consent has been obtained.  There are two main methods of obtaining building regulations approval.  These are Building Notice and full plans approval.  If you visit the Braintree District Council website and look on the building regulations tab, there is information which will explain these two methods in detail.

The building regulations are based upon 17 separate documents covering, for example, structure; ventilation; drainage, etc.  Primarily they are designed to ensure that buildings are constructed in the correct way and are structurally sound.  An approximate time period of five weeks is required by the Council to process the application once the application has been submitted.

It is possible to build an extension to a property requiring only a building regulations application under permitted development rights, although the rules and guidelines for this sort of development are complex and usually requires clarification with the Council before submitting the application.

Generally the local authority will require a building regulations application fee based upon the size of the extension or structure and are also based upon the cost of works for alterations, or alternatively there is a one-off charge for a proposed new dwelling.  Generally extensions under 40 square metres gross are charged at a fee of £160.00, which is payable to the local authority.  For works over 40 square metres there is an initial plan charge of £160.00 and subsequent inspection charges on commencement of works amounting to an additional £160.00.  The inspection charges are arranged between yourself and Building Control.

If clarification is required on any particular point please do not hesitate to ask the local authority directly or alternatively ourselves.  Hope this information clarifies the planning and building regulations application process.