Building control and plans, preferred/required.

[jgriz]

Hi all,

I'm trying to get it clear in my head exactly what is required and what is optional in terms of planning and building control in getting my loft converted. I've been in touch with a number of companies for quotes and so on and everyone seems to do things slightly differently or recommend different routes.

So here's the list of things that have been mentioned, offered or I've found looking at the planning portal/council site but I'm not totally clear since they are all referred to by different names by different people:

- Certificate of lawfulness
- Basic plans submission
- Building Notice Application
- Full plans application plan
- Full plans application inspection
- Building control visits and sign-off (council/private contractor)

There's probably more that I've forgotten.

Plan submission and building control are extremely slow and expensive through my local council so whilst I want to do things properly I don't want to pay for things that aren't really required.

So put simply:
What is the minimum I need to do legally?
What must do before I start?

Many thanks!

 

[freddiemercurystwin]

Self builder or getting this built? How familiar with the Building Regs are you? If you have a good grasp of the Regs you can do it on a Notice without having to do any drawings or submit plans for approval, but (and its a big but) you need to make sure you know the Regs you need to comply with. If not are you prepared to read up on the regs that need to be complied with a little? A structural engineer or equally competent (and insured) person will be required to sort out the structure.

You can employ Local Authority or a Private Inspector, their fees are generally comparable, personally I prefer LA inspectors. They're generally a helpful bunch.

Chances are you won't need planning, the Planning Portal guidance is pretty clear which you say you've read. You don't legally need a CLD although if you intend to sell anytime soon there is a fair chance this will be asked for or an indemnity paid for at the time of sale that you will likely have to bear (probably £100 or thereabouts). Solicitors generally do not understand PD but in their defence they will only have your word it is built within the PD limits anyway hence their recommendation to their client to get an indemnity.

Whilst they are not necessary I am slowly coming around to the idea that they can be pretty useful (purely because of the hassles people have when it comes to selling their house in the future). If you can do a DIY application they cost about £100 all in and if you are confident the works are PD you can start on site without waiting for the CLD to come through.

CLD's take minimum 8 weeks anywhere in the country, its a statutory period. Building Regs full plans submissions take around 3-4 weeks in my experience though sometimes quicker, again I've found that to be fairly widespread.

There's a pretty guide book on the web, I'll have a search for it later if you like?

You may have more questions, ask away.

 

[jgriz]

Thanks that's great. To answer your questions:

Self builder or getting this built? How familiar with the Building Regs are you?

Bit of both, that's why the confusion really. We're having the pros in to do the basic shell and a family member doing everything else. We're trying to figure out the boundaries as loft companies (fair enough) have their process and put lots of this stuff in their quotes automatically.

In terms of the regs, we're pretty familiar. Plus the loft companies we've talked to certainly are, so no real concern there. The loft company's architect has drawn up full plans, so we have that to work to for our part as well.

If you have a good grasp of the Regs you can do it on a Notice without having to do any drawings or submit plans for approval...

So assuming we do (and I'm going with that assumption for now), we just need to get BC involved for inspections during and on completion? Our council BC price list doesn't mention separate inspections, only Full Plans Inspections, I assume they're likely to be the same sort of cost? (Fees)

Chances are you won't need planning...

Yep, this I am sure of, the new space is definitely below the threshold and we aren't doing anything unusual.

You don't legally need a CLD...

As you say seems like there's no reason not to just go ahead with this for £100 or so. Especially as it doesn't need to hold things up.

--

So then the process as I understand it:

1. Apply for CLD
2. Get started
3. BC inspects structure (?)
4. Finish
5. BC signs off

Sound about right? Thanks again for your help.

 

[freddiemercurystwin]

So presumably you have some plans drawn up rather than a full set of detailed drawings? Otherwise its seems a bit odd not going the Full Plans route.

BC will do a couple of inspections throughout, more so if you do it on a Notice, as there is more to check (or that's the theory).

So assuming we do (and I'm going with that assumption for now), we just need to get BC involved for inspections during and on completion? Our council BC price list doesn't mention separate inspections, only Full Plans Inspections, I assume they're likely to be the same sort of cost? (Fees)

If you don't want to get your plans approved before you start you apply for a Notice Application, this is purely inspections. the fee is the same as if you did a Full Plan plan fee + Full Plans Inspections fee. This is because BC factor in more inspections.

As you say seems like there's no reason not to just go ahead with this for £100 or so. Especially as it doesn't need to hold things up.

The £100 will cover the application fee + a bit for a location plan if you put the application together yourself. If you get your loft company bloke to submit the application it will undoubtedly cost a bit more.
Personally I would employ Building Control direct rather than let your loft company do it. It may be a bit more awkward/hassle getting the inspections done but at least you know he's working for you not the loft company. I would also be wary of limiting yourself to 'loft specialists'.

 

[jgriz]

Right! I'm finally getting it, the fees are the same either way.

So you're saying, if we have plans we could go the Notice Application route, whereas if we just have drawings it's better to go Full Plans route. Makes sense.

The only downside is the delay on starting for the full plans route, since we were thinking of starting immediately.

I would also be wary of limiting yourself to 'loft specialists'.

Yeah, I guess it's just been a convenience to use a single contractor. Plus we've had a personal recommendation for one. That said, two of the very well known companies (round here) that gave us quotes I wouldn't go near if you paid me. They're just interested in pumping them out, as many and as quick as possible.

 

[freddiemercurystwin]

So you're saying, if we have plans we could go the Notice Application route, whereas if we just have drawings it's better to go Full Plans route. Makes sense.

The only downside is the delay on starting for the full plans route, since we were thinking of starting immediately.

Yes provided your drawings are good and you won't get a heap of conditions (items that require clarification) .......

But then if you get a whole heap of conditions you would wonder on the quality of the submission. For a straightforward loft conversion I would expect to get maybe two or three conditions maximum.

Have you spoken with your local BC to see what their expected times for approving plans are at the moment, some LA's are a lot better than others especially in today's climate. In any case (generally) BC will let you go the Full Plans route and be happy for you to start on site immediately. At least that way you find out if there are any blunders in the drawings that could then be avoided in the build. Of course your designer may be brilliant but we have no way of telling.

 

[jgriz]

Great. In that case we'll get in contact with BC immediately, we did speak to them a while back but didn't follow it through.

Thanks for all the help it's been extremely useful, finally I have a bit of clarity on the whole thing.

 

[tony1851]

'loft specialists'.

I once went to see a potential client regarding a loft conversion, who had already been given some advice by a 'loft specialist'.
He had told her that the stairs to the loft had to be at least 900 wide, and that there had to be a STEEL fire door at the top of the loft stairs.
Anyone can paint 'Loft Specialist' on a van.