11 Steps Required Before Building Works Can Start

We often get asked a number of times about how long various parts of the process take from concept to build, so we thought we would list a few of the most common frequently asked questions here:

1.  How long will the planning process take?

Most new buildings or major changes to existing buildings or to the local environment need consent – known as planning permission. Without a planning system everyone could construct buildings or use land in any way they wanted, no matter what effect this would have on other people who live and work in their area. Your local planning authority is responsible for deciding whether a development – anything from an extension on a house to a new shopping centre – should go ahead. A good point of reference is the planning portal, www.planningportal.gov.uk .

The statutory process for planning applications is that a decision is normally issued within 8 or 13 weeks from date of official receipt of application, depending on size of project. Most applications can be dealt with under what is termed “Delegated Power” by a Planning Officer, however, some applications must be presented to the “Planning Board”, which is a delegation of local councillors.

We have good working relationships with most of the more local planning departments, and although a planning approval cannot be guaranteed, we do work hard on your behalf behind the scenes to negotiate the way forward with planning officers and councillors, and have a very good success rate. We can also work with and recommend local Planning Consultants, who specialise in dealing with unravelling the planning policies set down by Government and Local Authorities.

2. How long will the Building Control process take?

Building Regulations apply in England & Wales and promote standards for most aspects of a building’s construction, energy efficiency in buildings, the needs of all people, including those with disabilities, in accessing and moving around buildings. The building regulations apply to most building work, therefore it is important to know when approval is needed.

The responsibility for checking the Building Regulations have been met falls to Building Control Bodies (BCBs) – either from the Local Authority or the private sector as an Approved Inspector. The person carrying out the work has the choice of where to get approval for the building work. How to get approval depends on whether a Local Authority Building Control or Approved Inspector Building Control service is being used. Morgan Design Studio is pleased to partner with Borough of Poole Building Control, through the LABC, who are an organisation representing local authority building control in England and Wales who promote the design and construction of safe, accessible, environmentally efficient buildings that comply with the Building Regulations. They provide good advice on their website www.labc.uk.com  . We can also therefore offer good informative advice and help you work through the red tape!

3. What are the costs involved?

The answer to this is “how long is a piece of string”! Generally the costs for planning and building regulation applications can be found at www.planningportal.gov.uk and www.labc.uk.com . However, there are other costs that you may need to consider, such as Section 106 Contributions for Highway, Heathland, Recreation and Affordable Housing contributions; other consultancy fees for Structural Engineers, Tree Consultants, Planning Consultants, Civil Engineers, Highway Consultants, Landscape Consultants, Party Wall Surveyors, Quantity Surveyors, Health & Safety Advisors to name a few. However, we can offer impartial advice from the outset, and assist you in putting together the “Design Team” you will need to see your project through to completion.

4. Do I need an Architect or Architectural Technologist?

In the United Kingdom, chartered architectural technologists enjoy the same statute as architects. They deliver exactly the same or very similar services with a different orientation. The Chartered Institute of Architectural Technologists CIAT www.ciat.org.uk regulates the profession. CIAT defines chartered architectural technologists as follows; Chartered Architectural Technologists provide architectural design services and solutions. They are specialists in the science of architecture, building design and construction and form the link between concept and construction. They negotiate the construction project and manage the process from conception through to completion.

Chartered Architectural Technologists, MCIAT, may practise on their own account or with fellow Chartered Architectural Technologists, architects, engineers, surveyors and other professionals within the construction industry. As professionals adhering to a Code of Conduct, they are required to obtain and maintain mandatory Professional Indemnity Insurance (PII) if providing services directly to clients.

An architect is a person trained in the planning, design and oversight/supervision of the construction of buildings. Architecture is a profession in which technical knowledge, management, and an understanding of business are as important as design. An architect accepts a commission from a client. The commission might involve preparing feasibility reports, building audits, the design of a building or of several buildings, structures, and the spaces among them. The architect participates in developing the requirements the client wants in the building. Throughout the project (planning to occupancy), the architect co-ordinates a design team. Structural, mechanical, and electrical engineers and other specialists, are hired by the client or the architect, who must ensure that the work is co-ordinated to construct the design.

5. Why do I need detailed drawings, why can’t I just get a builder in?

Whilst we as a nation moan about the bureaucracy that we suffer in everyday life, the planning and building regulations and the process’s and red tape are there for a good reason. Whilst the majority of building companies are honest and follow guidelines, there will be just as many companies that may not carry out building works correctly.

The standards set by Local Authorities and Government bodies are there to protect all of us and ensure works are carried out safely and to set guidelines. Obviously many smaller jobs will not need planning or building regulation approval and in theory you could just ask a builder to carry out the work you want, but it may be worth considering asking for professional advice first, as to whether a set of plans or specification should be drawn up for your builder to follow.

6. What will the build costs be?

Build costs will vary depending on many things such as; site location, type of project, size of project, availability of materials specified, material costs, length of contract, weather, ground conditions to name but a few. However, we should be able to work with you from the outset, and offer some guidance on possible construction costs. And if we feel that the project would warrant it, we can introduce you to local Quantity Surveyors or Project Managers who can work with us to put together a Budget Estimate before the Design Team progress too far. Alternatively, you may already have a fixed budget, and the finances ready to start a project, and again we can work with you and the Design Team to ensure that we Value Engineer the design process to keep within your budget from the outset.

7. What other consultants will I need?

This will depend on many things. For example, the size of project, the value of the project, the locality, the user requirements etc. However, some of the team you may need are; Structural Engineers, Tree Consultants, Planning Consultants, Civil Engineers, Highway Consultants, Landscape Consultants, Party Wall Surveyors, Quantity Surveyors, Health & Safety Advisors to name a few. However, we can offer impartial advice from the outset, and assist you in putting together the “Design Team” you will need to see your project through to completion.

8. Can you recommend any builders?

Of course with our experience we have been working with hundreds of contractors and consultants, and there are inevitably those that we prefer working with, those that we know can provide the service you need, and those that we have had bad experiences with for whatever reason. We will always put forward the names of the team that we feel are the right ones for you, and assist in obtaining quotes or advice as necessary.

9.  What is permitted development?

Most new buildings or major changes to existing buildings or to the local environment need consent – known as planning permission. Without a planning system everyone could construct buildings or use land in any way they wanted, no matter what effect this would have on other people who live and work in their area. Your local planning authority is responsible for deciding whether a development – anything from an extension on a house to a new shopping centre – should go ahead. A good point of reference is the planning portal, www.planningportal,gov.uk  . However, some works to some properties are classed as “Permitted Development” and don’t need planning permission. This is because the effect of such developments on neighbours or the surrounding environment is likely to be small – e.g. building a boundary wall below a certain height. Similarly, a change of land or building use is classed as permitted development if it’s within the same use class.

10. What if my neighbours object?

Part of the planning application process is that the Local Planning Authority liaise with consultees such as; Local Parish Council, Local Councillor, Authority Bodies such as Highways or Environmental, but they also write to your neighbours to inform them that an application has been lodged and tell them they are entitled to view the application and comment as they see fit. We always advise that it is best to go and speak directly with your neighbour in advance of any application being lodged or work carried out. However, just because your neighbour objects to what you are proposing, it does not necessarily mean that your application for planning approval will be refused. The Planning Officers must make an impartial and unbiased decision based on planning policy guidelines. On a similar vein of thought, just because your neighbour has been given permission for some form of development, does not automatically mean that you would be granted permission for something similar.

11. Will an approval for development of any type set a precedence for the area?

The simple answer is no it shouldn’t. However, the character of many areas has changed over the more recent years, but each planning application is looked at on its own merits, and Planning Officers must make an impartial and unbiased decision based on planning policy guidelines. The changing landscape or character of areas is inevitable, otherwise development and progression stops, but the systems are in place to protect the important parts.