Devon Planning Consultants

What are Planning and Building Regulations for?

Planning and Building Control are two very different areas and operated by different departments. Planning is principally concerned with the visual impact and use of the building and consent gives you permission to build the structure. Building Control are concerned the building is safe and built to a minimum standard. They will sign the building off to confirm it has been built correctly. Meeting the requirements of one will not necessarily meet the requirements of the other and in some instances there can be a conflict of requirements as with listed buildings having to maintain single glazed windows whilst building regulations specifies double glazing. It is the job of the designer to ensure these conflicts are addressed and the finished structure meets the requirements of both bodies.

Planning

Planning seeks to ensure that new development is in line with planning policies that are set out in the development plan and to ensure building work that is controlled under the building regulations is undertaken to provide health and safety of people both in and about buildings.

The planning process requires that the building and any relevant surrounding areas are measured to produce ‘as existing’ drawings that show the building in its present state. Proposed drawings are then produced to show what is planned and this along with the application form gives the Planning Officer the information to determine if the proposal, in their opinion, conforms to local and national guidelines on planning policy.

The planning application will also require an OS map of the site and Design and Access Statement in most cases. The Design and Access Statement sets out the proposal and how this will impact in terms of scale, design, accessibility etcetera.

Additional information is sometimes required by planning that might include a Tree survey, Environmental Impact Assessment, Bat and Endangered Species Survey, A Contamination Report, Structural Report, Etc. However there are generally not required for alterations and extensions to existing properties.

Planning is principle concerned with how the building will look and its proposed use.

Building Control

Most, if not all, alterations, extensions and new building work needs to comply with the Building Regulations. It will ensure that all building control projects conform to these performance standard codes by issuing a completion certificate when the project is completed. The completion certificate is very important for it confirms that the building works complies with the Building Regulations, because failure can lead to enforcement action. But perhaps more importantly it is required to be produced for a conveyancing solicitor on the sale of the property.

The building regulation documents will include drawings and specifications for the work required to construct the new building or extension and will also include any necessary structural calculation to ensure the stability of the building.

Additional requirements sometimes required by building control are energy efficiency calculations, air pressure testing, sound testing, and electrical and gas safety register certificates. Advice on these can be given at design stage.

The design plans are evaluated and given an approval by Building Control and these documents can then be used to obtain quotes from builder for the works. Once the work starts on site building control need to be informed and then they will make periodic visits to ensure the work is carried out correctly. The builder will usually lease with Building control but it is your responsibility to ensure this is the case and that building control are informed of the works.

Building control is principally concerned with the building being constructed safely and to relevant codes and standards.

Tendering and Overseeing the Works

If required I can tender and oversee the works on your behalf. This involves preparing detailed specifications of the works that are sent to several builders to price as a fixed fee contract. The winning tender will be awarded the work and industry standard JCT contracts will be signed to commission the work.

On site regular checks are carried out to ensure work progressed to plan and monthly certificates are issued to allow the client to release money for work already completed. Instructions are issued to change, add or remove areas of work and these are priced in accordance with the priced schedule of work and rates provided by the builder at pre-contract stage or priced by the builder and agreed when this is not possible.

Upon completion accounts will be rectified with any revisions of costs included. A three or six month defects liability period is included to ensure any problems encountered after handover of the building are put right before the final payment of money under the contract is released.

The job of the contract administrator is to ensure work progressed in accordance with the terms of the contract and payments and alterations to the works are recorded and adjusted in the cost of the works. Problems encountered on site and concerns of the client can also be addressed as they occur.

It is the responsibility of the builder to organise the day to day running of the site and ensure all conditions of the contract are complied with.

For any more information on planning regulations you can visit the planning portal online
> click here