Frequently Asked Questions ...

How do I know if I need Planning Permission?

It depends upon the nature of the work you propose to carry out and it might be controlled under the current planning policies. 

Some small projects are considered under 'Permitted Development' rights and may not need Planning Permission, unless they may impact upon the appearance of your house.

A larger project, such as a major extension, will almost certainly need Planning Permission, but there are particular planning policies and criteria that must be observed when assessing the need.  In some cases planning policies applicable within the Pembrokeshire Coast National Park vary from those applicable to areas outside the National Park.

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 us to learn more.

How long will it take to get Planning Permission?

Typically, 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 the submission of a Planning Application, but first it will be necessary to agree a scheme with you and to prepare accurate detailed drawings for submission.

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.  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.

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.

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 that the above information will prove to be of assistance to you.

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

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

Click Services for further details!

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