Design Appeal
Telephone
01252 763610
Email
info@designappeal.org

Planning Process

Please phone, email us or complete the enquiry registration form.

Design Appeal offer the support you need to guide you through the pitfalls of dealing with local authorities and our team is always on hand to deal with this aspect of your project. Below is an outline of the planning and regulation process that we will undertake on your behalf during your project taking away the worry and hassle.

Building Control

The aim of the Building Control Service is to ensure the health and safety of people in and around buildings.

This by checking submitted building designs, inspecting work in progress, monitoring demolition sites and protecting people from dangerous buildings.

The Building Control Section also has responsibilities in naming and numbering new streets and ensuring Public sewers are not compromised by new building work.

Building Regulations

Most new buildings, alterations or extensions to, and changes of the use of existing buildings are subject to the Building Regulations.

These are approved by Parliament and apply throughout England and Wales. They define 'Building Work' and explain the procedures for ensuring that it meets the required standards. These are designed to ensure the health and safety of people in and around buildings, to conserve energy and secure reasonable access to and facilities in buildings for people with disabilities. If you carry out building work you need to have various stages of the work inspected to ensure that it complies with the Building Regulations. You shouldn't start work until a valid application or notice is given to the Council.

How To Make An Application

There are two ways to submit an application to Hart for approval under the Building Regulations; the fees charged for the service are the same which ever route is taken.

The Building Notice procedure is a method of submitting an application for building work, and is suitable for straightforward work of a simple nature, it does not require the submission of detailed plans and no formal approval is given. It is particularly appropriate for work of limited extent.

The alternative is a Full Plans application,(this is not the same as a Planning Application which is controlled under different legislation) which includes the submission of detailed building plans and specifications, which we check for compliance with the Building Regulations before the issue of a formal approval.

The benefit of this system is that for more complicated work you have the protection of an approved design and are safe in the knowledge that Building Regulation related problems should be minimal in the build process. Under this system there is initially a plan check fee to pay on submission that makes up approximately 25% of the total fee, the remainder is invoiced to the person carrying out the work (normally the occupier) at the commencement of the work. Once your Full plans application or Building Notice is accepted, if you wish to start work you should contact the council to arrange for site inspections to be carried out. You must submit a full plans application if the work relates to a building that is to be built over or near a public sewer, or put to a 'Relevant Use'. This includes Hotels and Boarding Houses and Workplaces. Please contact the Building Control office if you require clarification of this point. You should also contact the Development Control Section to check if Planning Permission.

Site Inspections

The Building Regulations require that you should not start building work without giving notice to the council of your intention to commence, and 2 days should elapse from the end of the day that you told us that you are about to start work before you do.

They also require you to contact the council before you cover up any excavation for a foundation, (ie pour concrete) any foundation, any damp proof course, any material laid over the site, or any drain or sewer. At least one day should elapse between the end of the day you gave us the notice and you carrying out these operations.

Notice should also be given 5 days before any new building or part is occupied or if the work is completed notice should be given within 5 days of completion.

Work Exempt from Building Regulations

Certain works are exempt from the Building Regulations.

Conservatories that are less than 30m2 floor area, are separated from the dwelling by doors or windows, have at least 75% of the roof and 50% of the walls consisting of translucent material, and are glazed in accordance with Approved Document N (Safety Glass) are exempt from the Building Regulations. A conservatory is unlikely to be exempt if it is to be used as a kitchen or utility room.

A carport that is open on at least two sides and less than 30m2 in floor area is exempt, as is any detached building less than 15m2 floor area that contains no sleeping accommodation.

A building which is either 1m away from any boundary or is substantially constructed of non-combustible material will be exempt if it is single storey, contains no sleeping accommodation and is less than 30m2 in floor area.

Demolitions

Design Appeal will maintain a full dialogue with local authority throughout the application.

If you are intending to demolish a building or part of a building that is over 1750 cubic feet and that is not an attached garage, greenhouse or conservatory you should give notice of your intention to demolish to the Council and should not commence demolition until either they have served a counter notice on you or a period of six weeks has elapsed since the date of your notice to them. In most cases their reply to you will be made within 14 days and may contain conditions, e.g. require you to protect adjoining buildings and streets, to seal drains, and to remove any resultant rubbish from the site.

Dangerous Structures & Excavations

Full building control package approved by Local Authority.

If a building or structure is in a poor condition or is carrying excessive loads in a way that is likely to cause a threat to public health and safety, then the Building Control section have powers to make the building safe or require the building owner to do so.

We are a listening consultancy. We believe in a knowledge-based approach starting from first principles. We believe in teamwork and that stakeholder, specialists, contractors, suppliers and end-users are invaluable to project success.

"Quality is never an accident, it is always the result of intelligent effort"
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