Almost all building projects across the UK from London to Edinburgh & everywhere inbetween, no matter how large or small, will require approvals from the relevant Local Authority. In almost all cases, both Planning Permission and Building Regulations Approval will be required before any building works can commence and be legally signed-off. Unfortunately, these terms are often used incorrectly and many are unaware that both are usually required, even for a small house extension or redevelopment, so what do they both mean?
Planning Permission
Planning Permission is issued by the relevant Local Authority Planning Department who will consider any application with regards to its proposed location and use, its external appearance and potential visual impact within the proposed area, the suitability of the proposed external materials (particularly if the site is within a designated Conservation Area or National Park etc) and consider any potential effects on neighbouring properties. However, Planning Permission does not consider the technical requirements of any construction project, how the project is to be built or if it would comply with The Building Regs.
This process typically includes a designated ‘consultation period’ where neighbouring properties are notified of the proposals and given the chance to comment as well as inviting comments from other relevant public bodies or organisations such as The Highways Authority or the local utility providers (water, electricity or gas etc).
Depending on the size, scope and location of the project, other reports may be required as part of a planning application such as a Flora And Fauna Survey or a Heritage And Access Statement. If the house in question is a historically listed building, a further approval known as Listed Buildings Consent will also be required as part of a planning application.
Some very small residential projects can be carried out under a recent update to national planning policy called Permitted Development, however IGB Architectural Design would always recommend obtaining written confirmation that any proposed works would be applicable from the relevant Local Authority Planning Department. But even very small house extensions that may qualifty under Permitted Development will still require Building Regulations Approval.
All Planning Applications are public documents which can be viewed on the relevant Local Authority website and a fee is payable to the Local Authority Planning Department when making the application. No building works can legally begin onsite until Planning Permission has been issued.
IGB Architectural Design have helped hundreds of clients from Edinburgh, Carlisle, Newcastle, Manchester, Liverpool, Birmingham & London to name but a few, get planning permission for their building projects.
Building Regulations Approval
Building Regulations Approval (often refered to by many builders as simply The Building Regs) is issued by the relevant Local Authority Building Control Department which typically operates completely separately from the same local authorities Planning Department.
Whilst Planning Permission considers the use and potential wider impact of any project, Building Regulations Approval only examines the technical details of how the project is to be constructed and ensure it complies with the minimum standards outlined in the UK Building Regulations Approved Documents which cover areas such as structural loadings, fire prevention, thermal efficiency, disabled access, stair design and electrical installations to name but a few.
Many projects that IGB Architectural Design have completed to date have gone much further than the current UK Building Regulations outline by, for example, specifying materials for insulation levels that greatly exceed the current requirements with the aim of keeping any buildings ongoing future running costs to a minimum.
Unlike Planning Permission, all Building Regulations Approvals in England are private and are not available on any local authority website. In Scotland however, the process is slightly different, where a Building Warrant is required before any works can begin on-site.
Once Building Regulations Approval has been issued, Building Control Inspectors will carry out regular site visits during the course of the works and provide a Completion Certificate when works are concluded. A fee is payable to the relevant Local Authority when making the application and a second fee for site inspections is chargeable after work commences on site.
The series of technical architectural documents produced for Building Regulations Approval serves a second but equally important function beyond obtaining Building Regulations Approval. They will be used by clients, project managers, contractors, sub-contractors and builders to proide the client with accurate costings and timescale of the building phases of their project rather than simply relying on a builders fickle estimates or variable square metre rates.
For a an informal discussion of your house extension, please get in touch with IGB Architectural Design using the form below.