Building control advise

[harrycatcat1]

I think ive explained why I feel like that in other posts, full planning is as easy to get as PD, full planning is not open to any interpretation or future legal challenges, its the belt and braces if you like..........its what I was advised by a very experienced planner, and it sat well with me. Is that ok now?

 

Nope, sorry I am no wiser what you mean.

 

You say above "full planning is as easy to get as PD" plannining permission normaly takes 6 to 8 weeks where as if the develpoment you want to carry out is classed as permitted development without conditions you just start it the next day if you want to without any fuss.

 

So how is planning permission easier than permitted development?

 

Going back to one of your previous posts saying that you were advised to apply for planning permission when the works were permitted development does just make any sense at all.

 

Please correct me if I have miss quoted you.

 

Sorry to the OP for going off track.

 

Nope, sorry I am no wiser what you mean.

 

You say above "full planning is as easy to get as PD" plannining permission normaly takes 6 to 8 weeks where as if the develpoment you want to carry out is classed as permitted development without conditions you just start it the next day if you want to without any fuss.

 

So how is planning permission easier than permitted development?

 

Going back to one of your previous posts saying that you were advised to apply for planning permission when the works were permitted development does just not make any sense at all.

 

Please correct me if I have miss quoted you.

 

Sorry to the OP for going off track.

[wandringstar]

I dident say anything about the works that i had done were permitted development, but that I had planning permission. I was advised to abort my permitted development application, pay a bit more, wait a bit longer and end up with a legally watertight development, via full planning permission. as there are grey areas with PD and potential future issues.

 

You know very little about the process, as even PD requires an application with drawings and a fee, why take the risk for a few extra weeks wait, in that time I was getting quotes for materials and finding my labour.

 

In the sense of the council decision, full planning is as easy to get as PD, you just have a bit of a wait.

 

 

What projects have you carried out, and what method did you use?

[Munzy]

I dident say anything about the works that i had done were permitted development, but that I had planning permission. I was advised to abort my permitted development application, pay a bit more, wait a bit longer and end up with a legally watertight development, via full planning permission. as there are grey areas with PD and potential future issues.

 

You know very little about the process, as even PD requires an application with drawings and a fee, why take the risk for a few extra weeks wait, in that time I was getting quotes for materials and finding my labour.

 

In the sense of the council decision, full planning is as easy to get as PD, you just have a bit of a wait.

 

 

What projects have you carried out, and what method did you use?

How can you say the decision to grant full planning permission is as easy as permitted development? PD exists already for most properties, there is no question of it being granted, the development is already permitted (clue is in the name!). Full planning is an application process which has an uncertain outcome.

 

Furthermore you haven't factored in my earlier point that full planning includes a consultation period during which busy-body neighbours can stick their beaks in and worst case get your project canned.

 

Advising a full planning app when the OP has said his project falls within PD is the equivalent of advising someone who is considering buying a new car to first go and take their driving test again. They can already legally drive a car but just to be sure they should probably get a quick retest!

[wandringstar]

dident you know that planning laws were relaxed, and that the chances of a neighbour scuppering it are remote? Did you know you have to submit a PD application for a non-qualified person to look it over and decide if its in the PD criteria, I would rather leave it to those in the know and go with the traditional processes.

 

As an aside, the lunacy of people being allowed to stick solar panels on their roofs has started to bring issues when selling a property, some agents wont take them on due to the aggravation of contracts etc.

 

Now tell me, what is so stupid about my approach, and why is it bothering you so much?

 

Also, tell us about your recent projects and the processes you used?

[Munzy]

dident you know that planning laws were relaxed, and that the chances of a neighbour scuppering it are remote?

Thanks for confirming that there is a chance a neighbour can negatively impact a planning app. That was a key point you neglected to mention yourself previously. That risk doesn't exist with PD.

 

Did you know you have to submit a PD application for a non-qualified person to look it over and decide if its in the PD criteria, I would rather leave it to those in the know and go with the traditional processes.

I did not know that PD paperwork was handled by anyone other than the same planning departments who handle full planning applications. Do you have a source for this statement?

 

In my experience I have never submitted ANY application to Planning and asked for clarification on suitability or conformity; I lodge the application and demonstrate to THEM how it is acceptable.

 

You have to run the show with some planning departments to avoid situations where there is a lack of knowledge / common sense or in some cases a crazed self-important planner. Sounds arrogant but has worked for me for years partly because they see I won't be fobbed off and will take them straight to appeal if they try it on.

 

As an aside, the lunacy of people being allowed to stick solar panels on their roofs has started to bring issues when selling a property, some agents wont take them on due to the aggravation of contracts etc.

Simple answer to that... find a proper estate agent who is motivated to sell houses.

 

Now tell me, what is so stupid about my approach, and why is it bothering you so much?

Nothing you've said I would label as "stupid", however, I don't think it's good advice.

 

Full planning applications DO cost more, DO take longer, DO introduce risk from third parties and COULD end in rejection.

 

Utilising Permitted Development rights (in the OP's case where he is sure his project conforms) WILL cost less, WILL take less time, WILL NOT be subject to outside scrutiny and WILL NOT end in a rejection since there is no "decision" to be made.

 

What bothers me about any advice I see offered is when the facts aren't presented properly by those giving the advice.

 

Also, tell us about your recent projects and the processes you used?

"Recent" I'll interpret as being the last five years. I have personally undertaken the following with no help from planning consultants or architects where Planning was concerned:

 

3 x Single story extensions - All PD - No issues

2 x Carport - PD - No issues

2 x Loft conversions - Both PD - No issues

1 x Loft conversion - Full planning - Approved with conditions (Conservation Area)

1 x Pub to residential change of use - Full planning - Approved with conditions (Conservation Area)

 

Following your advice I would've had to submit SEVEN additional planning applications!

 

Same question back to you if you wouldn't mind...

[wandringstar]

Nothing as much as your list, but my project was my property, a place where I live, not commercial projects, I like to shut the door at night knowing it was all done without someone querying it, maybe my planner/architect had a vested interest in telling me what he did, I realised that at the time, however, there have been many extensions and developments in the area that I live, not one person has gone down the PD route, my neighbour started out on the PD route, but was told by planning, that as his property was on an 'end' by the road, he would be better off submitting full application.

 

Wherever I go, I see little yellow planning notices, on what I suppose you would think were all everyday PD projects, these people clearly felt the same as me.

 

Regarding your list of projects, why would you have been involved in PD for your customers, surely that would be their initial concern, then after they had sorted that, then you would have done your developments as a contractor.

 

 

Lastly, if you were developing your own property tomorrow, a place you intended to stay in, would you go full planning, or PD?

 

Thanks for the debate, its been interesting wandringstar.

[Munzy]

These have all been my properties some of which I have lived in but commercial projects nonetheless.

 

Very interesting discussion.

 

Good luck to OP with the building control!

[Delwint]

I'm a builder who's built countless houses, apartments and extensions. Yes some people want to go down the full planning route. BUT!!! factor in architects costs, countless copies of plans, planning application and building regs. If you are doing a small rear extension and on completion you have the same certificate at the end of it why the hell would you incur the extra needless cost?

When I extend the rear of my most recent property I will ring my building control and put in for building regs on a PD

[Twistedsanity]

I'm a builder who's built countless houses, apartments and extensions. Yes some people want to go down the full planning route. BUT!!! factor in architects costs, countless copies of plans, planning application and building regs. If you are doing a small rear extension and on completion you have the same certificate at the end of it why the hell would you incur the extra needless cost?

When I extend the rear of my most recent property I will ring my building control and put in for building regs on a PD

Because for every competent honest builder there are several cowboy wannabees and approved plans and regs give the customer satisfaction that the job will be to a reasonable standard provided those plans are followed and grounds to go to court if they are not, I am in the process of a court case right now and the plans mean I don't have to argue about what I "think" he should have done differently, he didn't follow the agreed approved plans hence the work is not as described and not to a reasonable standard

[Delwint]

I don't disagree with you mate, in fact having been on the other end of the stick. When the client says I wanted this, and you gave me that. And I can go to him with said plans and my contract which he will have signed, and say there you go!! It's done per drawing and spec.

But we're losing sight of the fact that the OP is doing the work himself, so the info myself and a couple of the other guys on here have shared will ultimately save him money.

Atb Delwint

[Twistedsanity]

Ah. Missed that it was a diy job, in that case I would agree wholeheartedly with you and go for permitted development (depending on my level of competence that is) building control down this way are pretty relaxed anyway, had I not been up on the roof and spotted the huge amount of work needed to bring it up to spec building control would have asked if I was happy with it then passed it(apparently they don't like getting up on roofs round here)

[BrowningB525]

As an aside, the lunacy of people being allowed to stick solar panels on their roofs has started to bring issues when selling a property, some agents wont take them on due to the aggravation of contracts etc.

 

 

You'll find the solar panel issue us down to some homeowners entering into a rent a roof agreement where another party owns the solar panels and access to them. Nothing to do with the PD that they were instilled under.

[Delwint]

Health and safety issue going on roofs 😉