Plans prepared for extensions and new builds in the North East of England

PHONE: 07596 155633

for a no obligation quote

PLANS and specifications - alterations, refurbishments, surveys, planning statements
PLANS for conservation areas and design and access statements
PLANS to alter and improve - from ideas to design to details
PLANS, views and ideas - using the latest AutoCAD software
PLANS, schedules and details - for approvals, costings and construction

What will it cost?

 

Our fee is based on time. We will give you a breakdown of envisaged hours to complete your package – whether it is a quick design of an extension, a new build or a commercial building. This will be given to you following our first free meeting, and will not vary unless in the most extreme circumstances.

We will also confirm all council fees and obtain estimates if you so require.

 

How long will the design process take?

We will give you a draft programme covering design, technical packages and construction. Most typically a survey will be undertaken imediately, with designs supplied to you within a week. A planning application will usually take a further week. The building regulations application will usually take a further 3-20 days depending on the scale of work.

What council approvals are needed?

 

The council require you to obtain two independent approvals - Planning and Building Regulations. We will supply you all you need to lodge these, and can lodge online on your behalf if you so wish.

The planning applications are usually submitted via our Planning Portal account, creating a receipt within 24 hours.

Building Regulations are now submitted via Submit-a-Plan, acknowledged within 3-4 days by the local authority Building Control.

Note that you can now use any Approved Inspector to oversee your Building Regulations Application, so private Inspectors are now regularly used.

Typically a planning application will take around 12 weeks from submission to approval, but usually also requires a 3 week 'Pre-application' submission prior to this. Building regulations will usually be approved within 14-21 days.

 

What is the design process?

This varies depending on the scale of the project, However it will always follow the process below:

  1. Establish a brief of what is needed – this often changes as we discuss build cost and your requirements.

  2. Prepare sketch designs – this can be a simple process or can be as detailed as you require.

  3. Prepare planning application drawings and documents to lodge – There are often design statements and additional forms which combine to form a complete package.

  4. Prepare Building Regulations drawings and details to lodge – Other consultants are sometimes needed, such as Engineers and Thermal experts who will have input.

  5. If required, we can supply Tender drawings and documents for pricing.

 

Who checks the building work?

 

The Approved inspector, following building regulations approval, will inspect the work at around ten stages of construction, depending on the scale of the job.

This can be the local authority or approved third parties such as the national body AEDIS. This fee is payable by you once the work starts.

We can have as much or little further input as you require.

 

How do I find a builder?

This can be from recommendations or specific to your local area. It is important to find a builder that is large enough to comfortably cope with the project, but not too large that you are paying for unnecessary overheads. We can help you in the shortlisting of builders.

Can I obtain a warranty or Certification?

Most approval authorities can now offer building warranties on new dwellings and commercial buildings. For an extra fee the inspecting body of the work will carry out more detailed checks as the work progresses and supply a 15 year warranty.