A Planning Application will not be validated and registered by the Local Planning Authority if it does not include all of the supporting information required.

Final details of design are usually assessed at a later date against a separate application for the consideration of 'Reserved Matters' (see below).

We will advise you fully upon our first consultation and provide you with a written fee quotation, including details of the fees payable to the Local Planning Authority and other specialist consultants.

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Detailed Planning Applications:

Although certain types of development can be undertaken without Planning Permission under 'permitted development' rights, the majority of development projects require Planning Permission.

Particularly if your ideas are likely to have a significant impact on the appearance of your home, or involve a change of use, then it is imperative that an application is submitted.

Indeed, it is better to assume that you will need to apply for Planning Permission, rather than to assume that you might not. 

You are strongly recommended to seek advice!

Any Detailed Planning Application must include detailed scale drawings and any relevant supporting information deemed to be necessary, including a 'Design and Access Statement' (DAS) as appropriate, which we will compile as part of our service.

Depending upon the nature of your project, its location and its potential impact upon the immediate environment, you may be required to submit ecological reports as part of your Planning Application.  For example, these might typically be a European Protected Species Report and/or a BS 5837 'Trees in Relation to Construction' Report.  We will seek fee quotations from qualified and approved consultants to enable us to appoint consultants for your project on your behalf.

An application for the consideration of 'Reserved Matters' is, in effect, a Detailed Planning Application that is submitted following the issue of an Outline Planning Consent. Approval of Reserved Matters must be sought before building work can be commenced.

In the case of a new dwelling or any conversion to residential use, SAP Energy Performance Calculations and a Code for Sustainable Homes Design Assessment (currently Level 3 minimum) must be submitted with your Detailed Planning Application.

A Planning Application will not be validated and registered by the Local Planning Authority if it does not include all of the supporting information required.

We will advise you fully upon our first consultation and provide you with a written fee quotation, including details of the fees payable to the Local Planning Authority and other specialist consultants.

Please bear in mind that in all cases where Planning Permission is deemed to be necessary, you must not start any building works on site until formal Planning Consent has been granted and any imposed conditions are complied with fully!

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Building Regulations Applications:

Whilst most building projects require Building Regulations Approval, some minor works may be exempt.

But you must seek advice!

In recent years, the Building Regulations have become increasingly stringent, particularly in respect of thermal insulation, ventilation, sound insulation and efficient lighting. Indeed, regulation updates are constantly being introduced to ensure that construction works cause minimal impact upon the environment.

Other important issues considered include fire safety, means of escape, means of access for the disabled and means of surface water drainage.

To demonstrate compliance of any project with the Building Regulations, fully detailed scale drawings must be submitted. Other supporting information, such as an Access Statement, Structural Calculations, a Radon Gas Report, SAP Energy Performance Calculations, and Air Tightness Testing may also be required. 

In some cases, where the proposed works are relatively small and elementary, it may not be necessary to submit a 'Full Plans' Application. Under such circumstances, a 'Building Notice' Application may be submitted without any detailed plans. In any event, the same fees are payable to Building Control.

We will advise you fully upon our first consultation and provide you with a written fee quotation, including details of the fees and charges payable to the Local Authority and any other consultants or agencies involved in the process of seeking approval.

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Radon Gas Reports:

The composition of the sub-strata in the West Wales region is significantly granite and, although in very small quantities, radon gas is likely to be given off.

Hence the Local Authority Building Control Department usually require details as to the proposed method of protection against the gas percolating into a habitable building and how the gas will be collected and dispersed as appropriate.

A Radon Gas Report from the British Geological Survey will indicate the level of protection considered necessary for a particular location, usually determined by map reference or postcode.

We will order a Radon Gas Report as part of our Building Regulations Application service and advise you of the fee to be paid to the BGS.

For further information on Radon, visit www.hpa.org.uk

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Energy Performance Calculations:

In the interests of energy efficiency and conservation, it is now becoming more important to demonstrate how compliance with the requirements of the Building Regulations will be achieved on many types of project.

In the case of a new dwelling Energy Performance Calculations (also known as SAP Assessments) are now a particular requirement, as indeed may be the case for any new extension in which substantial areas of glazing are proposed.

Indeed, SAP Assessments are now required for traditional barn conversions too.

Energy performance is usually assessed in two stages ... a 'Design Assessment' and an 'As Built Assessment'.

As part of our service, we will obtain fee quotations for Energy Performance Calculations from specialist consultancies on your behalf.

Also see 'Outline Planning Applications' and 'Detailed Planning Applications' above.

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After Care:

Although we do not offer a full project management service, we can offer what we might call a 'Monitoring Service', whereby we can arrange to visit your site periodically to cast an informal eye over progress of the works and report to you.  Also, we are always available to answer your queries by telephone or email.

In the case of a proposal to build a new dwelling, you should appoint a builder who is NHBC registered.  Or, in the case of a 'self-build' project, you should register with a Warranty Provider as a 'self-builder'.  Under such circumstances, the appointed Warranty Provider will arrange periodic site inspections to ensure the quality of the works.  These inspections may run in tandem with those made by Building Control.

 Please contact us and we'll be happy to discuss your ideas with you.                        

There's no obligation!

Please note that we do not accept commissions for commercial projects.

Click Contact for ways to get in touch!

What our Clients say ...

"Thank you for the plans. We were very impressed and pleased with your proposals"  C.S.

"People who see your plans are all very impressed with them!"  A.T.

"Your plans are clear and easy to work from"  H.P. (Builder)

"Thanks for your wonderful plans, valuable input and tireless good humour!                         All gratefully appreciated!"  E & N.C.

Our current projects include: (pending Planning & B.Regs approvals)