The useful information below is for guidance only. It is relevant for small residential works for home owners, which will vary from project to project.
Planning approval is arguably the most important stage of a project and due to its subjective nature the most challenging.
We can advise on the best strategy to obtain either full planning approval or a Certificate of Lawfulness (Permitted Development)
Planning Portal link: planningportal.co.uk
All building work in the UK requires approval either by the local council or approved inspectors.
Green Cu3ed is a partner with the Local Authority Building Control scheme (LABC) and has direct access to their knowledge base and can seek advice for any project we are involved in.
LABC Building Regulations link: labc.co.uk
Please note that Building Control will require a structural design and calculations for approval. For this you will have to employ a structural engineer, separately. We can assist with obtaining quotations for this work.
Depending on the proximity of the proposed works, it is recommended that you notify your neighbours with Party Wall notices.
If you need any assistance with Party wall matters, we can assist in getting quotes for a party wall surveyor to carry out these notices correctly and with any liaising, condition surveys etc. required.
Party Wall Act Guide link: gov.uk/guidance/party-wall-etc-act-1996-guidance
Since 6th April 2015 the CDM regulations have changed considerably, including non-commercial construction sites such as domestic extensions / refurbishments etc. These new regulations put health & safety responsibilities, directly upon the client (including domestic clients), designers and contractors.
"If you are having work done on your own home, or the home of a family member, and it is not in connection with a business, you will be a domestic client. The only responsibility a domestic client has under CDM 2015 is to appoint a principal designer and a principal contractor when there is more than one contractor. However, if you do not do this, (as is common practice) your duties as a domestic client are automatically transferred to the contractor or principal contractor. If you already have a relationship with your designer before the work starts, the designer can take on your duties, provided there is a written agreement between you and the designer to do so."
- As a principle designer there are additional duties to be carried out and therefore an extra time commitment and insurance obligation and therefore they would have to charge for this service.
Under the CDM regulations, it is the Client's responsibility to inform the designer and contractor of any health & safety issues that are present in the existing building. To be compliant it would be reasonable that the Client commissions a building condition survey and a separate Asbestos survey.
Please note the time frames below are a guide and can vary considerably.
Survey & preparation of existing drawings = 2 weeks
Sketch Designs = 1 week
Planning drawings - 2 weeks
Planning approval (from validation date) = 8 weeks
Building Control drawings = 2-4 weeks
Structural Engineers Design & input = variable depending on their work load
Building Control approval (from validation date) = 3-5 weeks
Party Wall Notices & condition surveys (submitted simultaneous with Building Control submission)
Party Wall Awards (if neighbours object) = unknown
Tender (if required) = 4 weeks
Mobilisation =2 weeks
Contract / Building works = dependant on project scope
Completion and handover
Encyclopaedia of Building
Local Authority Building Control
The National Planning Portal
Approved Construction Details
Basement Information Centre
BBA Certifactes of Building Materials and their application
British Standards Insitute
Glulam Timber Construction
National Hosuing Building Certifacte Requirements
Timber Technical Inforamtion
Building Design Construction Portal