The requested service for domestic extensions generally includes the design, planning and building regulation drawings, design and access statement (if required for planning application) and submitting the applications. Through this process we will act as your agent. In addition, documentation to comply with the Building safety Act 2022 and CDM Regulations 2015 (Health and Safety) will be complied with/given to you.

House extensions may require planning permission. Building regulation approval is normally required on aspects of the works if not all. If planning permission is not required as it is permitted development, it might be advisable to apply for a “Certificate of Lawful Development” for your records etc. This gives an “audit trail” and may avoid any confusion when you sell the property. The local authority charge a fee (approximately half the full planning fee) for this. We will advise and attend to the matter if you go ahead with the work.

Planning applications take a statutory 8 weeks to be processed. Planning permission (excepting outline) lasts for 3 years.

Building regulation plan approval applications take between 5 to 8 weeks to be processed. Building regulation approval lasts for 3 years. The fee is in 2 parts, the plan fee on submission of the application/drawings then an inspection fee to pay the council when the building works begin.

It is not advisable to begin any building work until planning permission has been granted or confirmation has been received that planning permission is not required. Ideally building regulation approval has been granted. If planning approval is received and time constraints exist you can start building, and comply with the building control procedures, by submitting a building notice to the council. This method however, carries some risk as the building inspector has not had a chance to check the proposed building methods or construction details in advance. We would advise a building regulations plan application.

Sometimes planning applications are referred to the local development control committee, generally if objections are received to the planning application. If required, we will attend and speak in support of the application at an additional cost. If you wish to speak in support of your own application, you may do so, however, the committee will normally only allow one speaker for and one against the application.

Some planning permissions may contain conditions. Conditions are added for numerous reasons, for instance a Local Authority may add a condition if a particular element of work or materials cannot be agreed upon in the relevant time constraint. Or further details maybe required in the form of specialist’s reports, such as wildlife, trees, existing drainage, traffic, site investigations, noise assessments, vehicle tracking analysis etc. These are generally for larger schemes. However, a condition maybe added for approval of materials on smaller works. Alternatively, conditions maybe added where the onus is on you / us to provide information and in the time frame this cannot be achievable. The above is not quantifiable and is beyond our control. Some conditions need to be discharged prior to the commencement of the work, some during the works and some on completion. Tech:D can apply for discharge of these conditions for an additional fee, depending on the complexity of the condition to be discharged. The council charge a fee per application for discharge of condition(s).

It is your / your builder’s responsibility to ensure that the development is built using the approved planning and building regulation plans which we will supply you with.

Further guidance can be found here or to review our T&Cs click here.