Planning

The Measured Survey

With the exception of new-builds, a measured survey of the existing building will almost certainly be necessary.  In most cases, the local planning authority will require this information.  The extent of the survey will depend upon the nature and complexity of the work proposed.  Measured surveys are not structural surveys or any other kind of survey that assesses the condition of the building.  These, typically, are carried out by structural engineers and surveyors respectively.

Initial Sketches

Once the measured survey has been completed, the first step is to produce an initial sketch design.  This may look like a completed design; it is not.  The initial sketch is just that:  a preliminary design that is by no means fixed and subject to possible future changes.  At this point in the process it may also be advisable to obtain simple budget costings on the basis of the information available.  This will provide an indication as to whether the initial design falls within the budget. The purpose of an initial sketch is to establish general parameters in both design and budget.  It is not possible to provide fixed costings at the preliminary stage of a design.

Planning Drawings

Drawings suitable for a planning application will follow on from the initial sketch design.  These will almost certainly have undergone design changes as part of the review process.  It is at this stage that most of the design will have been formulated and agreed.  However, planning drawings carry very little in the way of technical information.

The planning application should be submitted in accordance with the nature, extent and complexity of the works proposed.  For example:

• Householder applications: for extensions and the like to dwellings
• Full applications: new dwellings
• Permitted Development: for minor works to existing dwellings
• Listed Building Consent: for all Listed Buildings

Planning application fees vary according to the type of application.  These costs will not be included in our fee, however we will provide an indication as to the expected amount.

Upon receipt of an application, the local planning authority can, if they wish, ask for virtually any additional information as they see fit.  Typically, this can include the following:

• Structural engineers report (usually with listed buildings)
• Tree Survey
• Ecological Survey (bats, owls)
• Flood Risk Assessment
• Contamination Report
• Flood Risk Assessment

Pre-application discussions with a planning officer will usually reveal any additional information that may be required.  An application will only be registered when all the information has been provided.

Unfortunately, the granting of Planning Permission and Listed Building Consent is beyond the our control.  These decisions are made by planning committees on the basis of the case officer’s report and recommendations.  Occasionally, applications do not go to committee (where the works are of a minor nature or no relevant objections have been received) and will therefore be dealt with direct by the case officer.  In all cases, planning applications take a minimum of eight weeks to process.