by david | Jul 30, 2024 | FAQs
Do we do jobs that small?
Yes, we do anything from small single storey rear extensions and loft conversions through to large extensions and complete re-models of existing houses.
Can we talk you through the process?
Yes. We will meet with you at your house to discuss what you want to achieve and talk you through any potential issues that may arise as well as the statutory processes that you need to go through. Following that meeting we will produce a fee quote. If appointed, the next stage is a full measured survey of the house which will be drawn up in 3D. Once the survey is complete, we will produce 2-3 different schemes for discussion, these will be issued to you and a meeting arranged to discuss the schemes either face to face, over the phone or via Teams. We will then produce a final drawing ready for submission to the Council for planning.
Will we need planning?
This depends on the size and location of the job. Some domestic extensions are classified as permitted development, meaning that planning is not required. Once we have seen the site and discussed the brief, we can let you know if your job will be classed as PD.
What is the planning process?
Once an application is submitted you will receive an email from the Planning Portal requesting payment of the planning fee. When this is paid the Portal will transfer the application to the local Council and the planners have target of 8 weeks in which to make a decision. During this time, they will consult with statutory consultees such as the highway authority and with your neighbours. If they have any comments or concerns in most cases, they will contact us to discuss this (NB. This is not the case with all Councils!) If the planners request any changes, we will discuss this with you and either make the change or negotiate with the planners to try and reach a compromise. If the planners cannot reach a decision within 8 weeks they may request an extension of time. We cannot guarantee a planning approval but we will try our best to get a positive decision.
Will we manage the planning process?
Yes, our fee includes submitting the planning application and managing the process. We will be the first point of contact with the planner and will liaise with them directly as required. Our original fee quote includes minor amendments to the scheme during the planning process. Major changes will attract an additional fee which will be discussed with you if required.
When will I have drawings to give to the builder?
Some builders will give an approximate quote based on the planning drawings but most will require detailed (building regulation) drawings. We can do these but we recommend not starting them until planning permission has been granted to avoid any abortive work should the planners request changes.
What is the timescale?
Approx. 1 week to provide the quote.
2-3 weeks to draw up the survey.
2-3 weeks to draw up the schemes.
Following a meeting to discuss the schemes, 1-3 weeks to make the amendments and finalise the drawings (dependent on the required changes).
8 weeks for a planning decision.
Following planning approval, 4-5 weeks for the building regs package (this includes gaining quotes from consultants such as structural engineers).
Do we do the structural design?
No, but we have a number of local structural engineers who we work with and can obtain competitive quotations for the work once a design has been finalised.
Will we run the job on site?
We can do this but it is not usually necessary/cost effective for smaller extension jobs as a good builder can project manage the work themselves. We can provide a list of local builders who may be interested in quoting for the work.
by david | Jul 29, 2024 | FAQs
What are the different types of planning?
Outline or full. Outline planning establishes the principle of development on a site and we generally recommend this if you plan to sell the site or if you just want to see what is possible. We usually suggest an outline application to establish the access and use of the land, in some cases we also recommend applying for layout to establish the layout of the development and if the site is particularly sensitive an outline application to establish access, layout, scale and appearance may be recommended. We will advise on the best course of action after we have met to see the site and discuss the brief. We do not usually recommend going straight to full planning for new build dwellings unless we think that the principle of developing the site has already been established. If we believe that the site will be particularly contentious we may recommend appointing a planning consultant to lead / advise on the application. We can obtain competitive quotations for this on your behalf.
What is our process?
We will meet with you on site to discuss what you want to achieve and talk you through any potential issues that may arise and the statutory processes that you need to go through. Following that meeting we will produce a fee quote. Biodiversity Net Gain (BNG) Regulations may apply to your project which will mean an ecologist needs to be appointed early on to assess the site. We can obtain competitive quotations for this on your behalf. We can generally produce a feasibility site layout based on as OS plan but we recommend that a full topographical survey is completed before submitting a planning application (this is essential if BNG calculations are required). A topographical survey will measure site levels, the location of any trees and planting and the site boundaries. We can obtain competitive quotations for this on your behalf. Once a feasibility scheme has been developed, we will email it to you for comment and following feedback from you, develop the planning drawings. Once a scheme has been developed, if BNG is applicable, the scheme will need to be assessed by an ecologist and the ‘as proposed’ BNG calculations produced. Please be aware that the BNG calculations could affect how much development we can get on site so our initial feasibility could be subject to change or off-site BNG contributions could be required once an ecologist has been appointed.
What is the planning process?
Once an application is submitted you will receive an email from the Planning Portal requesting payment of the planning fee. When this is paid the Portal will transfer the application to the local Council and the planners have 8 weeks in which to make a decision. During this time, they will consult with statutory consultees such as the highway authority and with your neighbours. If they have any comments or concerns in most cases, they will contact us to discuss this (NB. This is not the case with all Councils!) If the planners request any changes, we will discuss this with you and either make the change or negotiate with the planners to try and reach a compromise. If the planners cannot reach a decision within 8 weeks they may request an extension of time. We cannot guarantee a planning approval but we will try our best to get a positive decision.
Will we manage the planning process?
Yes, our fee includes submitting the planning application and managing the process. We will be the first point of contact with the planner and will liaise with them directly as required. Our original fee quote includes minor amendments to the scheme during the planning process. Major changes will attract an additional fee which will be discussed with you if required.
How long will it take?
This is dependent on how detailed the planning application needs to be. A basic outline application for access and layout can be ready within 3-4 weeks after appointment. A more detailed application for access, layout, scale and appearance will take around 5-6 weeks.
8 weeks for a planning decision.
Once planning is received, if you want to progress to Reserved Matters (detailed planning) we will provide a new quote for this.
Do we know anyone who would be interested in buying the site?
We have contacts with many local developers and can send your site out to them to see if there is any interest in purchasing it.
by david | Jul 28, 2024 | FAQs
Can we do a quick feasibility study?
Yes, we can do a quick feasibility study to see how many plots we can get on the site. We need you to tell us what type of development you want (houses / flats), what size flats / houses and what market you are aiming for. Please be aware that the Biodiversity Net Gain (BNG) Regulations will affect how much development we can get on site so our initial feasibility could be subject to change or off-site BNG contributions could be required once an ecologist has been appointed.
What type of planning would we suggest?
As above. This is dependent on the site.
How long will it take?
This is dependent on how detailed the planning application needs to be and whether or not Biodiversity Net Gain (BNG) calculations are required. A basic outline scheme for access and layout can be ready within 3-4 weeks after appointment or receipt of the ecology report (if BNG is required). A more detailed application for access, layout, scale and appearance will take around 5-6 weeks. Once a scheme has been developed, if BNG is applicable, the scheme will need to be assessed by an ecologist and the ‘as proposed’ BNG calculations produced. This generally takes 3-4 weeks. Please be aware that the BNG Regulations could affect how much development we can get on site so our initial feasibility could be subject to change or off-site BNG contributions could be required once an ecologist has completed their work.
Once the planning application has been submitted the Council have 8 weeks to make a planning decision.
After planning is received, if you want to progress to Reserved Matters (detailed planning) we will provide a new quote for this.
