A Painless Planning Approvals Process

Here's a step by step description of an ideal end to end process a designer could follow to avoid client heart ache and misunderstandings along the planning approval journey.

Preliminary Steps

1. Designer visits client on site/ home.

2. Capture client's requirements.

3. Discuss client ideas and preferences.

4. Designer agrees with local planning officer that the proposal is feasible.

5. Designer supplies client confirmation of fees for the work required/ discussed.

Client Agreement of Terms

6. Client accepts the fees quoted, by email.

7. Client agrees initial measured survey visit date.

Designer Captures Dimensions & Begins Design Work

8. Visit site to capture building dimensions and assess the site in detail.

9. Create drawings describing current building (also required by planning office).

10. Design enhancements for the current building in line with client requirements.

Agreement on Design

11. Visit client and agree which option to move forward with.

12. Complete preferred design and confirm client satisfaction.

13. If possible designer offers a visit to another property having had a similar design built.

14. Designer submits design to Local Council Planning Office (a 6-8 week delay is possible where planning permission is required)

Designs Accepted/ Planning Permission Granted by Local Authority

Building Design & Technical Specification

15. Designer recommends a structural engineer to the client, (he makes expert contribution to the Building Tech Spec.)

16. Designer creates a detailed design including building specifications that meet current regulations for approval by local Building Control Dept.

17. Designer negotiates with and attends to queries received from Building Control Dept.

Building Design/Specification Approved by Building Control.

Additional post approval steps.

18. Designer recommends building contractors if required by the client.

19. Shares the approved building specification with minimum of 3 building companies.

20. Shares tender responses with the client.

21. Designer agrees with client their preferred company based on price and relationship fit.

22. Designer remains available to both client and builder through building works to resolve design queries/ technical building issues.

Here's how to tackle some of the questions designers encounter frequently.

When is planning permission required?

The UK government has attempted to make life easier for home owners and reduce the work-load for local council planning departments by producing a comprehensive set of property development descriptions/ limits that no longer require planning permission. If your project does not exceed these limits then work could be progressed after the award of a 'Permitted Development Certificate'.

How long will either option take to complete?

It usually between 6-8 weeks for both, if planning is approved on the first submission. Planning could take considerably longer if any objections are raised and the application has to be considered by one or more committees.

What is a building specification?

This is basically a detailed description of how the building will be put together which serves several purposes. It informs the bouncil's building control dept of how the building will comply with all the latest regulations, for example its thermal energy efficiency. The specification describes what materials to use and how the building is to be constructed which helps the contractor prepare an accurate quote for both materials and labour for the project.

Do I need a building specification?

In all cases "Yes", this will be reviewed before and during the progression of work to ensure the contractors are observing the regulations relating to building standards. If the building specification is not approved in full before work commences then there is a risk that the building work may have to be re-done, hence the term "building at risk". This may be okay if you know the contractor and have used his services previously without problems being raised by the council's building control inspectors, but we would always advise clients to have their building spec. fully approved before starting work to avoid possible re-work expenses.