Planning Applications

" Planning permission refers to consent from your local authority for a proposed building or refurbishment. This is put in place to deter inappropriate developments and to regulate safe working practices. Its usually required when making extensive changes to an existing property all the way up to newly constructed dwellings. "

Planning
Application
Stages

Fees for planning stage (depending on the size of property and complexity of proposals) range from:

Single storey extension From £995.00
Double storey From £1,600.00
Loft conversion From £1,200.00

Fees for Building Regulations stage:

Single storey extension From £650
Double storey From £1200
Loft conversion From £850

Additional costs:

If structural calculation is required, £250.00 per beam and SAP
Heat loss calculations is approx. £600.00
If agreement is needed with Southern Water they charge £750.00 per application, plus there is a £250.00 administration fee for us to process this application.

We will coordinate the whole process on your behalf and guide you through the often complicated, building process.

By providing a single point of contact we aim to make your dream project totally hassle and stress free.

We strongly recommend that you share your budget for your project with us, so that we have more chance of turning your dreams into affordable, practical reality!

Alexander & The Foundations to Finished Team

Introductory Site Visit

The first port of call would be to ensure all the correct people are in attendance for the introductory briefing.

We would walk around and familiarise ourselves with the spaces to be converted. Whilst observing these spaces we would take principal notes, detailed measurements of existing wall forms, construction methods, site access and major utility information.

This information would be combined with pictures of the property.

Our architects will work with you to understand your vision and any vital attributes. Having vast previous experience we may be able to offer some potentially unexplored options to give the best result.

We will then discuss with you which planning route best suits the project being undertaken.

Tailor made designs are created, to meet your brief, along with detailed layouts of floor-plans and arrangements of construction.

Different Types of Planning Permission

There are several types of planning permissions with each one better suited for certain scenarios.

Full planning permission offers consent for a project based on a detailed design being provided. However, your project must be shown to meet the planning conditions attached to the permission in order for approval to be valid. These must be discharged formally by letter by the local authority before work can commence.

Outline planning permission doesn't include any specifics in the design, but offers a 'permission in principle'. Outline planning permission doesn't give you consent to begin the work, it's used more often to explore whether a project build would be viable.

An application for 'reserved matters' - which may include the size of the proposed house, appearance, position, landscaping and access - will need to be submitted and approved before work can take place.

If your detailed plan deviates significantly from the original outline permission then you'll likely need to submit for full planning.

Householder planning permission is used for permission to alter or extend an individual house within the boundary of the property.

Planning Stages - Submission

When you are happy with the design and all is finalised, we will submit the plans to the local authority planning department to obtain a Lawful Development Certificate (LDC) or request planning approval. The LDC or Planning Permission Document forms a key part of the home records should you with to sell the property at a later stage.

After the planning application has been submitted it is then validated by the Planning Department. A planning officer will be allocated to your project and a decision is usually made within eight weeks.

Over the years, we have developed great relationships with our planning officers. Although we cannot guarantee that planning permission will be granted, we aim to communicate and negotiate effectively to make your application a success.

Building Regulation Stage

After planning permission has been granted we will work in conjunction with our architect to develop the drawings further. This will involve combining our construction expertise to develop a cost-effective method of construction to achieve the best result for you.

These drawings will meet all Building Regulations and Specifications and from these we will be able to give you an estimate for the works.

At this stage, it may be necessary to obtain some structural calculations or heat loss calculations which will be submitted to satisfy Building Control or make a submission to the local Water Authority if the building is near or over public sewers.

The Local Building Control Authority charges a fee to check and approve the plans and an inspection fee once works starts on site. This fee varies depending on the works as well as the local Council Authority area in which you are located.

When building regulations have been approved, information is formulated and hard copies of drawings and documents are put together for your building contractor.

This two-stage process can take anywhere from 3 to 6 months, depending on the project.

In some circumstances, especially with Listed Buildings, this can take a lot longer.

Building Regulation stage fees are similar to Planning Fees but are dependant on the final design. If structural calculations are required, these are usually £250 per beam and SAP (heat loss calculations, usually around £600.

If agreement is required with Southern Water, they charge £750 per application and we would require a £250 deposit to process this application.

Once all the information has been collated and all approvals from relevant bodies are in place, including acceptance of our estimate, we will then liaise with you and agree a suitable start date for the works.

Then you are ready to go!

Planning Applications