In many cases, a Combined 'Design & Access Statement' (DAS) will be required as part of a planning application ... see below.

A preliminary submission of sketch details can be made to the appropriate Planning Authority in order to obtain an initial assessment as to the likelihood of achieving Planning Permission.

You can either seek advice direct from your local Planning Authority, or we will do this for you for a modest fee.  Please call or email us to learn more.

What is a 'Design & Access Statement' (DAS) and will I need one for my project?

New legislation requires 'Design & Access Statements' (DAS) to be prepared and submitted for many types of planning application (both outline and full), plus all Listed Building applications.

Pembrokeshire County Council Development Management says ...

"DAS are intended as living documents that are produced as development schemes or proposals evolve and will form an integral part of the decision making process.  They should explain the concepts and principles that have been applied to the development design and how issues relating to access to the development have been addressed.  In particular, DAS should contain an appraisal of the site context and address Accessability, Character, Community Safety, Environmental Sustainability (including enhancement of biodiversity) and Movement to, from and within the development'.

A DAS is now a mandatory requirement for any new dwelling, or conversion to create a dwelling, or any Listed Building. 

However, a DAS may not be required for 'small householder developments' such as extensions to an existing dwelling, unless the building lies within a designated Conservation Area and/or within the Pembrokeshire Coast National Park.

Of course, you can seek advice from your local Planning Authority, but we will advise you upon initial consultation and compile a DAS, as appropriate, as part of our service within the Planning Stage of your project.

Will I need a Code for Sustainable Homes (CSH)Assessment?

If you wish to build a new home or convert an existing building for residential use, you will have to obtain a Code for Sustainable Homes Assessment, in addition to an SAP Energy Performance Assessment. 

In the case of an Outline Planning Application for a new build dwelling, a CSH Pre-Assessment is now required to be submitted with your application.  When submitting a Detailed Planning Application, a full CSH Design Assessment will be required, currently to CSH Code 3 Level.  Ultimately, a CSH As Built Assessment will also be required before the building can be occupied.

A proposal to extend an existing home does not currently require a CSH Assessment, but an SAP Energy Performance Assessment may be required if the project involves large glazed areas beyond 25% of the gross internal floor area. 

We will advise you further on these requirements as part of our service, and we'll obtain fee quotations from accredited CSH and SAP assessors.

How long will it take to get Planning Permission?

In the first place, it will be necessary to agree a scheme with you and to prepare accurate detailed drawings for submission and, depending upon the compexities of the project and the degree of supporting information to be submitted with your planning application, this will probably take a few weeks.

Typically, once submitted and successfully validated by the Planning Authority, if your planning application is awarded 'Delegated Status' - enabling a decision to be written up by a Planning Officer and provided no objections to your proposals are lodged with the Planning Authority - you may receive a planning decision in about 8 to 12 weeks from submission. 

However, in the event of objections being raised your application would need to be assessed by a Development Management Committee, which could potentially protract the decision process if any contentious issues are to be resolved.

Will I need Building Regulations Approval?

You will usually need to apply for Building Regulations Approval, unless your particular project is considered to be exempt.  Where submission is necessary, accurate detailed drawings will be required to indicate compliance with the regulations.

Some small works may be carried out under a 'Building Notice', without detailed plans being submitted.  However, the same fees have to be paid to the Local Authority as those paid in the case of a 'Full Plans' submission.

Please call us for further advice.

What are the fees to be paid to the Local Authority?

There are scales of fees for the submission of Planning Permission and Building Regulations Applications, according to the nature of your proposals. 

You can obtain details direct from your Local Authority, or we will advise you.

How much will the plans cost me?

We will assess our fees according to the design brief agreed with you and the anticipated time required to complete the necessary drawings, etc.

Unfortunately, we cannot provide you with an accurate quotation by telephone without first visiting the development site and discussing your proposals with you in some detail.

We will arrange an initial consultation with you on site to discuss your ideas, without obligation!  This will enable us to provide you with a realistic written fee quotation.

We operate a 'staged payment' scheme.

Where possible, we will also advise you of all fees and charges to be paid to the Local Authorities, a Structural Engineer and any other agencies likely to be involved on your particular project.

How will the VAT increase affect me?

As we are not currently registered for Value Added Tax, you will not pay VAT on our own fees! 

However, some of the third party fees and charges for which you will be responsible along the way will attract VAT and we'll advise you fully upon our Free Initial Consultation.

Why might there be a need for structural calculations?

The Local Authority Building Control Officer will need satisfactory proof of the structural integrity of certain elements of the design, such as foundations, primary roof timbers, beams and/or columns and, consequently, will insist upon the formal submission of structural design details and calculations.

We will liaise with local Structural Engineers on your behalf to obtain their fee estimates before any structural design work is started.

When can I start building?

If you determine that Planning Permission is required for your particular project, you MUST NOT start any building work until you have been granted Planning Permission!!!

Once you have received Planning Permission, you must start work within 5 years of the approval date. There is no limit as to when a project must be completed.

However, in the case of Building Regulations Approval, usually you must start work within 3 years from the date of an application being submitted.

However, sometimes it may be possible to start work prior to receipt of Building Regulations Approval, provided that you advise Building Control of your intention to commence construction work once an application has been submitted.

What might my project cost to have built?

We may be able to give you a rough idea but, once we have developed plans to a stage where it is pertinent to show them to builders, you should initially seek 'ball park' figures from at least three builders. 

Although some builders will be happy to do this, many firms will ask to see the final approved drawings so that they can see exactly what has been included in the design.

We will endeavour to assist you in the search for a reputable builder amongst our numerous contacts.  This service is without obligation and, usually, the only additional costs incurred will be plan copying charges.

Any other questions?

We hope the above information will prove helpful to you.

But if you feel you need any further information, please call 01437 729054 or email  enquiries@rogerestephens.co.uk  with your questions.

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

Click Services for further details!

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