In some instances we would recomend that before a full application is submitted a pre-application submission is made in order to gain feedback from the Local Planning Auhtority (LPA) on whether the application is likely to be supported. This can have some cost saving benefits as the drawings submitted are less detailed and the fee payable to the LPA is less than the full application. The timeframe for receiving feedback is normally around 28 days.
We deal with all types of planning applications, whether it be outline planning, full planning or a householder application.
A less detailed and a further application after planning has been granted would need to be submitted, this is referred to as 'reserved matters'. Due to the reduction in detail this can offer some saving in architectural fees. If your proposal was to put the site to market then this leaves the detail of the design to the prospective purchaser but the development in principle is supported by the LPA.
Full Planning is an extensive and complete application covering all aspects of the development. All details of the design are approved by the LPA when the application is granted approval. The timeframe for a decision on both the outline planning and full planning is 8-12 weeks.
A Householder application is the same as a Full Planning application, with the same timeframe parameters. However, this is strictly for works undertaken to properties where the applicant is the sole proprietor of the dwelling.
Should your property be a listed building then it is advised that there is more work involved as heritage statements will also need to be prepared.
In some cases it is possible to undertake works to your property without the need for planning approval although the LPA will still need to be notified of the works to be carried out you will not have to obtain permissions. It should also be noted that although planning approval is not needed you may still require Building Control Approval. A government guide to this can be seen in the link below but should you require further guidance please do not hesitate to contact us.
Once planning permission has been obtained then the next stage is Building Control Approval. This requires further drawings to be prepared which go into more detail regarding the construction elements of the project. We also provide a full specification document to support these additional drawings. There are two options once these are ready you can either submit a full plans application to the appointed Building Control and wait for these to be approved with a timeframe of around 4-5 weeks. Alternatively, an immediate start under a build notice application can be made. The difference is that with the full application the plans will be approved and any amendments required will have been taken care of before building works commence. Under a build notice amendments will have to be made "on-the-fly" during construction and agreed with Building Control on site.
There is the option of appointing either Local Building Control or an External Building Control when submitting an application.
As a side note to householders these drawings and specifications also enable your appointed Builder to provide accurate costings with the exception of finishing materials e.g. floor coverings, kitchen units, sanitary ware.
We also prepare Land Registry compliant plans should you require them for a title split.
Should you require we can also appraise your site and give an indication of the costs and profits that could be achieved.