BUILDING CONTROL:
At Bennet Architecture we provide a high quality, fixed fee "Full Plans" Service in order to secure the required Certification and Compliance with the building regulations at plans stage. We provide a Full Plans Service for all forms of Residential Development and our fixed fees are set out below.
Full Plans Application: £2250.00
Build-over Agreement: £500.00
For complex applications add £250.00 per additional issue (changes of use, changes in the number of dwelling places or multiple extensions at different floor levels). Other than this our fees are fixed and are not subject to VAT.
Please call us on 07473 786 003 for a free phone consultation.
BUILDING CONTROL PLANS ("FULL PLANS"):
Full Plans are a technical submission that resolve the design and detail of projects approved through planning so that they comply with the Building Regulations. Full Plans are submitted to the Building Control department of the local authority.
While it is possible in some circumstances to achieve compliance via a Building Notice and start works almost immediately, we would always recommend the Full Plans approach. Detail plans and specification are key to the architectural integrity of a proposal and good design and material specification will always add more market value than the costs entailed in execution and preparation.
In addition to this, works cannot usually begin on site until Party Wall Agreements with adjoining properties have been negotiated which provides a perfect time window for the local authority to evaluate a "Full Plans" application. We recommend engaging a Party Wall Surveyor at the same point in time that Full Plans are commissioned.
APPROVAL GUARANTEE:
We usually take Commissions once Planning Approval has been secured and aim to submit to the Local Authority within a week of taking payment.
When Certification in Plan has been achieved and registered by the Local Authority (usually 5-8 weeks after the date of submission) our role in the project is generally complete unless project management services are required.
LOCAL AUTHORITY FEES:
The local authority general charge between £150-£250 (inc. VAT) to certificate a Full Plans application although the exact price will vary depending on the nature of the application and the borough in which the development is proposed.
In addition to the Plans Certificate, all development projects will need to be Inspected at various key stages before a Final Certificate is issued and this inspection charge is generally around £500 (Inc VAT). Although again, while the exact price will vary as to the above, it is possible to get a rough idea of the total cost involved in getting an extension through Building Control (Around £600-£750 for an extension).
BUILD OVER AGREEMENTS:
Many residential Properties are served by lateral drains owned by Thames Water (London) which run across rear gardens and can be accessed via inspection chambers. If an extension is built over these drains then a technical submission to Thames Water called a "Build-over Agreement" will be required and existing inspection chambers will need to be relocated.
The location of the local drainage network can be discovered via a CON29DW Drainage and Water Enquiry which is usually conducted in the process of all Property transfers and should be available as part of the information package acquired upon purchase (or can be acquired for a small fee).
STRUCTURAL CALCULATIONS:
Structural steel beams will be required for all loft extensions and other extensions where large spans and openings are incorporated into the design. These calculations will require the additional services of a Structural Engineer which we can organise through Third Party Partnership to form part of the Full Plans Submission.
