Frequently Asked Questions.

Combining more than one type of project at the same time will have to be approached in a strategic way. Essentially, ‘combining’ different projects (loft + rear extension, for example) will be dependent on whether we can take advantage of permitted development rights and apply for part of the project accordingly and the rest of the development on another planning application.

This is a very common misunderstanding. Inevitably, we will need to seek permission through your local authority. Because this form of development was very (and still is) popular, there is now a planning fee to process the application.

Validity is stated in the approval letter and it is usually three years from the date the letter has been issued. If you have not started work within that timeframe, it is likely that you will need to reapply.

Usually (as stated in the letter) all Building Control applications are valid for three years from the date deposit (Building Notice) OR Approved (Full Plans Application). If you have not started work within that timeframe, it is likely that you will need to reapply.

By having planning permission, you ensure that you have all the correct paperwork in place and that no enforcement action can be taken against your development. To legitimize your development, you can go for Lawful Development Certificate (for proposed use).

You will have one free submission for the same scheme of development (with minor changes) within 12 months of the decision on your first application. Alternatively, if you think the authority’s decision is unreasonable, you can consider appealing the decision.

The planning application process usually takes 6-8 weeks. Sometimes, an extension of time may be requested for the planning officer to make a decision.

Construction works can begin after a building notice application has been issued. The notice will be valid for three years. Alternatively, a full plans application can be applied and will take 6-8 weeks for approval. After the application is approved, building works can begin.

This will be dependent on you and the existing area/site conditions. Additional services to consider for planning is pre-application advice and if there are any conditions/restriction to the site, you may require additional permission such as Listed Building Consent. If your project is within 3m of a shared boundary, a Party Wall Agreement should be sought after prior to building works to protect the interests of your neighbors. Furthermore, if your development is within 3m of a public sewer pipe, you will need to apply for a build-over agreement with your main water body (such as Thames Water).

We are usually involved throughout the duration of the project, from concept to build. Separately, we provide planning, building control and structural services as well.

Pre-application advice is a service provided by most councils which involves either (not limited to) a face to face meeting and written advice. It is the safest way to approach a project as it provides the opportunity to gauge the development and address any issues/concerns planning may have. Assuming that the proposal is supportive and addressed accordingly, this will help aid the planning process.

Our workflow typically involves working closely with the appointed planning officer. Therefore, sometimes there is an opportunity to change an element of the design – but this is dependent on the level of change and the willingness of the officer as well as the type of application submitted. It is much more sensible to get the design right prior to submission.

Implementing BIM system (Building Information Modelling) to our workflow means that we have the ability to work incredibly efficiently and effectively. With the combination of good communication and feedback, this will allow us to prepare your project for planning approval within the agreed timeframe.

First of all, this is a great way to start; by asking questions before deciding. Having the expertise of a professional can often help you find ‘untapped potential’ and address your issues and concerns. We are happy to have a chat and also provide a free 1-hour consultation at your property.

We suggest to check the paperwork that came with purchasing the freehold/leasehold of your property. Alternatively, if you are still in contact with your solicitor, they may be able to confirm this. Otherwise, we are happy to take the burden off your hands and find out for you.

No – with most planning applications, you will have one additional free submission within the 12 month period.

Some councils provide a fast-track service for both pre-application advice and planning. We will have to confirm with your local authority prior to planning submission.

I have an expired planning application; can I still go ahead and build?
Technically, this depends if the application site falls within Permitted Development Rights. But usually, it is recommended to reapply for planning permission. It some cases, depending on the duration of time, [local] planning policies tend to be updated, which means you may have to amend your proposals before reapplying.

We usually keep you informed with the progress of your planning application. Your planning application will have its unique reference number, so you can log onto the council’s website and use the reference number to check the status of the planning application.

We put every effort in communicating and liaising with the local authority. But sometimes, delays can happen. This could be due to a number of reasons; most common ones being: shortage of staff within your local council, the appointed planning officer requires an extension of time to make an accurate assessment, application being re-assigned to a new member of staff.