Our Services: Planning and Building Control
Formulating the correct strategy and approach to submitting a planning application can be critical to the success of a project and therefore should be explored, discussed and agreed as early as possible in the design process. Once we have received the brief and sketched out some initial ideas during design direction we can use our extensive planning experience and previous negotiations with local authorities to offer you advice on the best way forward for your project. Planning policy will also provide us with guidance on what will be deemed acceptable and this will help inform our approach to the design and choice of external materials. We can then tell you what’s involved in the planning stage. Here are a few of the potential questions we will be able to answer:
- What’s the best approach to getting planning permission and how long will it take?
- What are the key planning issues and considerations?
- What are the implications of the project being a listed building and/or within a conservation area?
- What are the latest building regulations that need to be considered?
Once the concept stage is completed and the design is agreed we then develop detailed planning application documents ready for submission. We can submit the application and act as agents on your behalf keeping in contact with the planning officer throughout the process to ensure that permission is granted. On some occasion’s the nature of the project may be too complex from a planning and conservation perspective for us to take on alone and on occasion’s such as this we would engage, on your behalf, a planning and/or heritage consultants from our trusted network to provide assistance and advice. Below is a brief summary of the various planning stages and application types.
Below is a brief summary of the various planning stages and application types:
Pre-Application Advice is being increasingly encouraged by local authorities as part of the overall planning process and is especially helpful for projects that involve either a listed building, are within a conservation area or is looking to push the boundaries of the local authorities development plan. The level of pre-application advice service provided by local authorities varies; some offer meetings only, others written advice only and some charge for the service. Pre-application advice is encouraged as it will:
- Provide an assessment of whether there is a reasonable chance of getting permission.
- Verify the list of local authority planning requirements.
- Reduce the likelihood of submitting an invalid application.
- Help understand how planning policies and other requirements affect our proposal.
Found can provide the relevant drawings required for a Pre-Application Advice submission, these drawings would normally be prepared following the Concept stage. More information on Pre-Application Advice can be found here
To apply for planning permission a planning application must be submitted to the relevant local authority. There are three main forms of planning consent to consider for your project:
- Householder planning consent – Applicable to most residential projects except works relating to flats, flat conversions and building separate houses within a garden.
- Full planning consent – Applicable to most retail projects, change of use, works to flats, flat conversions and building separate houses within a garden.
- Outline planning consent – Applicable to large scale development projects.
In some instances the nature of the proposed works may fall within your permitted development rights and not require planning consent, if this is the case a lawful development certificate can be applied for to certify the works. Permitted development rights can be removed by a local authority by using an Article 4 Direction.
Found can provide the relevant drawings required for a planning submission, these drawings would normally be prepared following the Concept stage. Depending on the complexity of the project the Detail Design stage may need to be carried out in advance so that the sufficient amount of detail required can be included in the submission. More information on Planning Consent can be found here.
Listed Building Consent
Listed Building control is a type of planning control which protects buildings of special architectural or historical interest. These controls are in addition to any planning regulations which would normally apply. This special form of control is intended to prevent the unrestricted demolition, alteration or extension of a listed building without the express consent of the local planning authority or the Secretary of State, it is a criminal offence to carry out work which needs listed building consent without obtaining it beforehand. You will need to apply for listed building consent if either of the following cases apply:
- You want to demolish a listed building.
- You want to alter or extend a listed building in a manner which would affect its character as a building of special architectural or historic interest.
- You may also need listed building consent for any works to separate buildings within the grounds of a listed building.
Found can provide the relevant drawings required for a Listed Building Consent submission, these drawings would normally be prepared following the Concept stage. Depending on the complexity of the project the Detail Design stage may need to be carried out in advance so that the sufficient amount of detail required can be included in the submission.
More information on Listed Building Consent can be found here.
Conservation Area Consent
Conservation Area Consent was previously required to demolish unlisted buildings in Conservation Areas. However, since 2013 this is no longer required, but planning permission will be required for “relevant demolition”, which includes unlisted buildings in conservation areas. It is a criminal offence to demolish an unlisted building in a conservation area without obtaining planning permission beforehand.
Found can provide the relevant drawings required for a Planning submission, these drawings would normally be prepared following the Concept stage.
More information on Conservation Area Consent can be found here.
An Application for consent to Display an Advertisement is required for proposals to display an advertisement or sign which requires planning permission. Types of advertising which normally need planning permission are illuminated or projecting signs. Listed Buildings or buildings that fall within conservation areas will also require their relevant permissions in addition to advertising consent.
Found can provide the relevant drawings required for an Advertisement Consent submission, these drawings would normally be prepared following the Concept stage.
More information on Advertising Consent can be found here.
Approval Building regulations are minimum standards for design, construction and alterations to virtually every building. They are developed by the government and approved by Parliament. The responsibility for checking if the building regulations have been met falls to building control bodies either from the local authority or the private sector as an approved inspector. How to get approval depends on whether a local authority building control service or an approved inspector building control service is being used.
Found can provide advice on the best route to take for approval and provide the relevant design plans and detail drawings, these drawings would normally be prepared during either the Profile Drawings, Detailed Design or Working Drawings stages.
More information on Building Control Approval can be found here.