What is the next step after planning permission is granted?
Obtaining planning permission or a lawful development certificate typically takes 8 to 12 weeks. Therefore the earlier you apply for permission the better. However, once your project receives official approval, there is still one final step before construction can commence: the building control process.
During this phase, 4D Planning will produce detailed designs accompanied by construction notes to ensure and demonstrate full compliance with building regulations. Additionally, you will need to engage a structural engineer for the structural calculation and report, a CCTV scan of the underground drainage, partywall surveyor, and an approved inspector to assess the Building Control drawings.
Below we will answer a few of the frequently asked questions about the process:
Understanding CCTV underground Surveys and their importance
A CCTV scan/ survey is an essential tool for assessing the condition of your drainage system. During this process, a surveyor inserts a specialised camera into your drains to capture real-time footage. This allows for a comprehensive analysis of your drainage system, including the location, condition, and invert levels of existing pipes. The resulting report will detail whether the drains are public or private, providing crucial information for any upcoming construction projects. If your drains are classified as public and you plan to build on or near them, you’ll need to submit an application called a "build-over" agreement application to the utility company and an application to the local council to ensure compliance with regulations.
The Role of Structural Engineers in Extensions
When planning an extension, engaging a structural engineer is vital. These professionals ensure that the foundations and overall structure are sound and compliant with building regulations. They will provide necessary structural calculations and detailed drawings that building contractor will use throughout the construction process.
Party Wall Surveyors
If your project involves a shared wall—known as a party wall—between terraced or semi-detached properties, you must serve a party wall notice to your neighbours in writing. This notice must be given at least two months before commencing any work that affects the party wall. Your neighbor has 14 days to respond. In straightforward cases, you may not need a party wall surveyor; however, it’s wise to document proposed works with dated photographs and written records.
If a surveyor is necessary, both you and your neighbor can either appoint independent surveyors or agree to share one.
Building Regulation Drawings and Tender Packs
For many projects, enhancing initial designs with detailed building regulation drawings—including construction notes, specifications, and scope of works—can be beneficial and save money during the construction phase. 4D Planning can incorporate these elements into your plans for a nominal additional fee.
Oversight of Your Building Project
To ensure that your contractors adhere to regulations during the construction process, you’ll need to engage an approved Building Control Inspector (4D Planning can recommend one). This inspector will oversee the project and issue a certificate upon completion, which is essential for future property transactions and for insurance purposes.
Tendering for Your Project
When it comes time to select contractors for your project, we recommend inviting at least three builders to submit tenders. Take the time to thoroughly research each contractor, request references, visit their other clients and project, and assess their financial stability to avoid any disruptions during construction. Before any work begins, insist on having a professional draft a JCT contract to protect all parties involved.
At 4D Planning, we offer comprehensive services that extend beyond planning permission. Our team can assist with building regulation drawings and prepare tender packs to ensure your project runs smoothly from start to finish. If you have any questions about our services or need assistance with your project, don’t hesitate to contact us!
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