Planning Permisson, Plans And Building Regs - Questions

[FieryP125]

Hope you guys can help with some questions. In short I am planning a very small side extension - no more than 4x3m / single story.

I have looked at the YouGov site and it confirms an extension of this size does not need any planning permission. I have had some quotes and this raised more questions:

1. Some builders asked for plans - some did'nt. Do I need to draw up plans or pay an architect to draw plans up for such a small extension?

2. Never done this before, so who checks the ground for pipes, drains, etc. Do the builders do that before they start digging the foundations?

Or do you have to call the Water Board out first for example?

3. Sort of ties in with the above - Building Regs. Even though this does not require Planning Permission I presume it requires Building Regs? What does this involve - the Council coming out to ensure built correctly?

Do the builders arrange this or do I do it?

Many thanks

[smurfchops]

If I were you I would ring the Planning Department of your local council. they are usually very helpful and will answer all your questions, that's what they are there for. Good luck.

[buildersmate]

Answers

1) You can work without plans, but how do you know what the builder is going to provide you with? You won't be able to compare quotes, like-for-like, without plans, and some accompanying spec. details about other parts of your requirements. Bit of a generalisation, but I would tend to be more trusting of a builder who says he would like to see your plans upfront to quote from - those who are willing to work without are perhaps more likely to say 'that'll be a extra grand if you want it like that'. They'll do that half-way through the job.

2) Builders will check for where the pipes are.

3) You need Building Regs and there are 2 ways to do it - with plans or without. With plans, one registers the plans with Building Control (this is a differenr department to Planning) and they come out periodically to check what the builder has done. Or you can use a private building control chappie. Alternatively you work without plans and Building Control come and approve what they see (or not). Better to have plans IMHO.

Most builders can arrange this.

[buildersmate]

As per my answer, Smurf, there is no point ringing Planning about Building Control matters, or drawings for builders' use, or builders. They are only interested in drawings for planning consent, which is not required here.

[The Builder]

Building Regs ................ you could employ a designer/architect to draw up working drawings for your builder.
I'm working on a similar sized extension at the moment. I'm using what's known as a Building Notice.
No drawings are needed. The Building Inspector meets your builder on site and discusses the project.

The builder is compelled to follow current Regulations, and the Inspector witnesses the work at various stages and signs it off.

Does that sound like a likely route for you?

[jackthehat]

You don't have to get an Architect to draw up plans.

An Architectural Technician/Technologist will be able to do this. There ought to be some listed in Yellow Pages (or similar) for you area.

This will enable you to decide *exactly* how you want it to look, together with the materials from which it is to be constructed.....and as a consequence, your Builder ought to be able to give you a firm price for the project.

In addition, the AT will be able to locate any and all drainage/service runs and make the design suit the ground conditions.

Your AT will be able to liaise with your Planning Department to determine whether Planning Consent will be required.

They will also be able to draw up plans suitable for securing Building Regulations Approval.

The Builder will be responsible for ensuring that the Building Control Officer makes inspections at relevant stages.

[The Builder]

Aha........... sorry about the crossposting.

We're all on the case, fiery :o)))

[FieryP125]

You guys are on the ball! Bloody hell!

The building inspector does sound good - good route to go down? Of course all have a cost implication!

[The Builder]

Fiery ............ go to your District Council website and look for...... Building Control (Planning Dept.). Most will let you fill out a Building Notice form online. There'll be a table of charges there too.

Buildersmate makes a good point about quotes. That isn't so easy without drawings. However, an experienced builder will be able to quote as long as you go through the size and specification of the extension.
Points to agree include drainage (if any); decorating; materials to use; style of roof structure; also details of the "knock-through" to connect into the house.

If you do decide to have something drawn up, then go for a designer such as Jack The Hat rather than an architect. They have all the necessary experience. They also tend to draw what YOU want, whereas architects do get carried away with THEIR ideas. Designers are much more flexible for small projects such as this.