Sometimes we do not need to apply for planning but sometimes we do.
This is because most properties have what is called their Permitted Development Rights intact. Permitted Development is a category of work as prescribed by the government which can be undertaken without the need for planning permission. Most internal building works including Garage conversions fall within this category most of the time. Some properties have had their Permitted Development Rights taken away at the time they were built and in these cases planning permission has to be applied for.
After you have signed contracts with us we make enquiries to your local authority and find out if you need planning permission at all. This enquiry is sometimes verbal and sometimes written depending on the local authority. A verbal enquiry is normally responded to within 2 days. A written enquiry can take 2-3 weeks.
If you do require planning permission, we will then do all the necessary drawings and submit your application at a cost of approx £700 + VAT depending on whether your local authority charges us an application fee. Most internal works and garage conversions do not attract an application fee but if they do it is normally between £135-£250.
Once the application has been accepted it then takes a further 6-8 weeks to go through the democratic process and for a formal decision to be made.
On most extensions. alterations and conversions we will need to apply for building regulations approval.
Before starting work our office submits a Full Plans Building Regulation Application to the Borough Council. Once approved a inspector from your local authority will call to check what we are building is in accordance with the pre approved design.
The Building Inspector in your area inspects the work as we progress and when the work is complete he sends you a completion certificate.
It is important to keep your completion certificate in a safe place because when you eventually decide to sell your property , your purchasers solicitor will ask if any building works have been carried out on the property whilst you owned it and if so were those works done in accordance with the Building Regulations. He will require your completion certificate as proof.